About this number
Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.
Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.
A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).
Source: Singapore Land Authority differential premium reference (Bala's Table).
Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| THE TENERIFFE | 10 | CCR | 5* | - | 3,165 | $3,700,000 | $1,169 | $1,441 | Aug 2025 | Resale |
| THE TENERIFFE | 10 | CCR | 5* | - | 3,165 | $3,620,000 | $1,144 | $1,410 | Jul 2025 | Resale |
| THE TENERIFFE | 10 | CCR | 5* | - | 3,111 | $3,630,000 | $1,167 | $1,438 | Jul 2025 | Resale |
| THE TENERIFFE | 10 | CCR | 5* | - | 3,175 | $3,625,000 | $1,142 | $1,408 | Jun 2025 | Resale |
| THE TENERIFFE | 10 | CCR | 5* | - | 3,175 | $3,680,000 | $1,159 | $1,429 | Mar 2025 | Resale |
| THE TENERIFFE | 10 | CCR | 5* | - | 3,089 | $3,620,000 | $1,172 | $1,445 | Mar 2025 | Resale |
| THE TENERIFFE | 10 | CCR | 5* | - | 3,122 | $3,560,000 | $1,140 | $1,405 | Dec 2024 | Resale |
| THE TENERIFFE | 10 | CCR | 5* | - | 3,122 | $3,580,000 | $1,147 | $1,414 | Oct 2024 | Resale |
| THE TENERIFFE | 10 | CCR | 5* | - | 3,175 | $3,550,000 | $1,118 | $1,378 | Oct 2024 | Resale |
| THE TENERIFFE | 10 | CCR | 5* | - | 3,165 | $3,450,000 | $1,090 | $1,344 | Sep 2024 | Resale |
| THE TENERIFFE | 10 | CCR | 5* | - | 3,122 | $3,450,000 | $1,105 | $1,362 | Jul 2024 | Resale |
| THE TENERIFFE | 10 | CCR | 5* | - | 3,111 | $3,500,000 | $1,125 | $1,387 | Apr 2024 | Resale |
| THE TENERIFFE | 10 | CCR | 5* | - | 3,175 | $3,500,000 | $1,102 | $1,358 | Mar 2024 | Resale |
| THE TENERIFFE | 10 | CCR | 5* | - | 3,165 | $3,520,000 | $1,112 | $1,371 | Feb 2024 | Resale |
| THE TENERIFFE | 10 | CCR | 5* | - | 3,165 | $3,580,000 | $1,131 | $1,394 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.