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 TESSARINA | 10 | CCR | 3 | 01-05 | 1,625 | $3,400,000 | $2,092 | $2,092 | Apr 2026 | Resale |
| THE TESSARINA | 10 | CCR | 3 | 01-05 | 1,356 | $3,120,000 | $2,300 | $2,300 | Mar 2026 | Resale |
| THE TESSARINA | 10 | CCR | 2 | 06-10 | 1,033 | $2,400,000 | $2,323 | $2,323 | Feb 2026 | Resale |
| THE TESSARINA | 10 | CCR | 5* | 01-05 | 1,701 | $3,433,000 | $2,019 | $2,019 | Feb 2026 | Resale |
| THE TESSARINA | 10 | CCR | 3 | 06-10 | 1,335 | $3,100,000 | $2,323 | $2,323 | Dec 2025 | Resale |
| THE TESSARINA | 10 | CCR | 3 | 06-10 | 1,367 | $3,000,000 | $2,195 | $2,195 | Oct 2025 | Resale |
| THE TESSARINA | 10 | CCR | 3* | 01-05 | 1,227 | $2,250,000 | $1,834 | $1,834 | Aug 2025 | Resale |
| THE TESSARINA | 10 | CCR | 3 | 01-05 | 1,335 | $3,050,000 | $2,285 | $2,285 | Aug 2025 | Resale |
| THE TESSARINA | 10 | CCR | 4 | 01-05 | 1,615 | $3,813,000 | $2,362 | $2,362 | Jun 2025 | Resale |
| THE TESSARINA | 10 | CCR | 3 | 06-10 | 1,335 | $3,100,000 | $2,323 | $2,323 | May 2025 | Resale |
| THE TESSARINA | 10 | CCR | 2 | 01-05 | 1,033 | $2,300,000 | $2,226 | $2,226 | May 2025 | Resale |
| THE TESSARINA | 10 | CCR | 3 | 06-10 | 1,367 | $3,375,000 | $2,469 | $2,469 | Apr 2025 | Resale |
| THE TESSARINA | 10 | CCR | 2 | 06-10 | 1,033 | $2,450,000 | $2,371 | $2,371 | Mar 2025 | Resale |
| THE TESSARINA | 10 | CCR | 3 | 01-05 | 1,324 | $3,150,000 | $2,379 | $2,379 | Mar 2025 | Resale |
| THE TESSARINA | 10 | CCR | 3 | 06-10 | 1,324 | $3,080,000 | $2,326 | $2,326 | Mar 2025 | Resale |
| THE TESSARINA | 10 | CCR | 2 | 01-05 | 1,012 | $2,280,000 | $2,253 | $2,253 | Jan 2025 | Resale |
| THE TESSARINA | 10 | CCR | 2 | 06-10 | 1,012 | $2,400,000 | $2,372 | $2,372 | Dec 2024 | Resale |
| THE TESSARINA | 10 | CCR | 3 | 01-05 | 1,356 | $2,820,000 | $2,079 | $2,079 | Dec 2024 | Resale |
| THE TESSARINA | 10 | CCR | 3 | 01-05 | 1,313 | $3,110,000 | $2,368 | $2,368 | Oct 2024 | Resale |
| THE TESSARINA | 10 | CCR | 3 | 01-05 | 1,367 | $3,075,000 | $2,249 | $2,249 | Oct 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.