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 VENUE RESIDENCES | 13 | RCR | 2 | 11-15 | 840 | $1,525,000 | $1,816 | $2,058 | Apr 2026 | Resale |
| THE VENUE RESIDENCES | 13 | RCR | 2 | 06-10 | 850 | $1,525,000 | $1,793 | $2,032 | Apr 2026 | Resale |
| THE VENUE RESIDENCES | 13 | RCR | 1 | 01-05 | 495 | $890,000 | $1,797 | $2,036 | Mar 2026 | Resale |
| THE VENUE RESIDENCES | 13 | RCR | 2 | 01-05 | 850 | $1,668,000 | $1,962 | $2,223 | Mar 2026 | Resale |
| THE VENUE RESIDENCES | 13 | RCR | 3 | 06-10 | 1,130 | $2,300,000 | $2,035 | $2,306 | Mar 2026 | Resale |
| THE VENUE RESIDENCES | 13 | RCR | 2 | 01-05 | 840 | $1,638,000 | $1,951 | $2,211 | Jan 2026 | Resale |
| THE VENUE RESIDENCES | 13 | RCR | 3 | 01-05 | 1,130 | $2,250,000 | $1,991 | $2,256 | Jan 2026 | Resale |
| THE VENUE RESIDENCES | 13 | RCR | 2 | 06-10 | 840 | $1,700,000 | $2,025 | $2,294 | Dec 2025 | Resale |
| THE VENUE RESIDENCES | 13 | RCR | 3 | 16-20 | 1,948 | $3,300,000 | $1,694 | $1,919 | Dec 2025 | Resale |
| THE VENUE RESIDENCES | 13 | RCR | 4 | 01-05 | 1,238 | $2,450,000 | $1,979 | $2,242 | Dec 2025 | Resale |
| THE VENUE RESIDENCES | 13 | RCR | 2 | 06-10 | 850 | $1,525,000 | $1,793 | $2,032 | Dec 2025 | Resale |
| THE VENUE RESIDENCES | 13 | RCR | 3 | 06-10 | 1,130 | $2,480,000 | $2,194 | $2,486 | Nov 2025 | Resale |
| THE VENUE RESIDENCES | 13 | RCR | 2 | 06-10 | 840 | $1,510,000 | $1,799 | $2,038 | Sep 2025 | Resale |
| THE VENUE RESIDENCES | 13 | RCR | 3 | 11-15 | 1,130 | $2,260,000 | $2,000 | $2,266 | Jun 2025 | Resale |
| THE VENUE RESIDENCES | 13 | RCR | 2 | 01-05 | 850 | $1,518,888 | $1,786 | $2,024 | Jun 2025 | Resale |
| THE VENUE RESIDENCES | 13 | RCR | 2 | 06-10 | 850 | $1,530,000 | $1,799 | $2,038 | Jun 2025 | Resale |
| THE VENUE RESIDENCES | 13 | RCR | 3 | 11-15 | 1,152 | $2,280,000 | $1,980 | $2,243 | May 2025 | Resale |
| THE VENUE RESIDENCES | 13 | RCR | 2 | 06-10 | 850 | $1,595,000 | $1,876 | $2,126 | Feb 2025 | Resale |
| THE VENUE RESIDENCES | 13 | RCR | 4 | 01-05 | 1,238 | $2,350,000 | $1,898 | $2,151 | Jan 2025 | Resale |
| THE VENUE RESIDENCES | 13 | RCR | 4 | 06-10 | 1,238 | $2,368,000 | $1,913 | $2,168 | Oct 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.