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 VERANDAH RESIDENCES | 5 | RCR | 2 | 01-05 | 689 | $1,500,000 | $2,177 | $2,177 | Dec 2025 | Resale |
| THE VERANDAH RESIDENCES | 5 | RCR | 3 | 01-05 | 1,001 | $2,050,000 | $2,048 | $2,048 | Dec 2025 | Resale |
| THE VERANDAH RESIDENCES | 5 | RCR | 3 | 01-05 | 904 | $1,930,000 | $2,135 | $2,135 | Oct 2025 | Resale |
| THE VERANDAH RESIDENCES | 5 | RCR | 4 | 01-05 | 1,249 | $2,500,000 | $2,002 | $2,002 | Aug 2025 | Resale |
| THE VERANDAH RESIDENCES | 5 | RCR | 3 | 01-05 | 990 | $1,930,000 | $1,949 | $1,949 | Aug 2025 | Resale |
| THE VERANDAH RESIDENCES | 5 | RCR | 1 | 01-05 | 463 | $940,000 | $2,031 | $2,031 | Jul 2025 | Resale |
| THE VERANDAH RESIDENCES | 5 | RCR | 1 | 01-05 | 603 | $1,150,000 | $1,908 | $1,908 | Jun 2025 | Resale |
| THE VERANDAH RESIDENCES | 5 | RCR | 4 | 01-05 | 1,249 | $2,570,000 | $2,058 | $2,058 | Apr 2025 | Resale |
| THE VERANDAH RESIDENCES | 5 | RCR | 1 | 01-05 | 484 | $983,800 | $2,031 | $2,031 | Mar 2025 | Resale |
| THE VERANDAH RESIDENCES | 5 | RCR | 1 | 01-05 | 527 | $1,100,000 | $2,086 | $2,086 | Mar 2025 | Resale |
| THE VERANDAH RESIDENCES | 5 | RCR | 3 | 01-05 | 936 | $1,870,000 | $1,997 | $1,997 | Dec 2024 | Resale |
| THE VERANDAH RESIDENCES | 5 | RCR | 1 | 01-05 | 463 | $961,800 | $2,078 | $2,078 | Dec 2024 | Resale |
| THE VERANDAH RESIDENCES | 5 | RCR | 2 | 01-05 | 646 | $1,260,000 | $1,951 | $1,951 | Nov 2024 | Resale |
| THE VERANDAH RESIDENCES | 5 | RCR | 1 | 01-05 | 463 | $970,000 | $2,096 | $2,096 | Oct 2024 | Resale |
| THE VERANDAH RESIDENCES | 5 | RCR | 3 | 01-05 | 1,195 | $2,288,000 | $1,915 | $1,915 | Jul 2024 | Resale |
| THE VERANDAH RESIDENCES | 5 | RCR | 3 | 01-05 | 936 | $1,980,000 | $2,114 | $2,114 | May 2024 | Resale |
| THE VERANDAH RESIDENCES | 5 | RCR | 4 | 01-05 | 1,249 | $2,423,000 | $1,941 | $1,941 | May 2024 | Resale |
| THE VERANDAH RESIDENCES | 5 | RCR | 2 | 01-05 | 700 | $1,450,000 | $2,072 | $2,072 | Dec 2023 | Resale |
| THE VERANDAH RESIDENCES | 5 | RCR | 1 | 01-05 | 463 | $950,000 | $2,053 | $2,053 | Nov 2023 | Resale |
| THE VERANDAH RESIDENCES | 5 | RCR | 3 | 01-05 | 936 | $1,855,000 | $1,981 | $1,981 | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.