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 WHARF RESIDENCE | 9 | CCR | 2 | 11-15 | 1,066 | $2,790,000 | $2,618 | $2,756 | Dec 2025 | Resale |
| THE WHARF RESIDENCE | 9 | CCR | 2 | 06-10 | 1,076 | $2,700,000 | $2,508 | $2,640 | Oct 2025 | Resale |
| THE WHARF RESIDENCE | 9 | CCR | 4 | 21-25 | 2,852 | $6,880,000 | $2,412 | $2,539 | Oct 2025 | Resale |
| THE WHARF RESIDENCE | 9 | CCR | 2 | 11-15 | 1,076 | $2,750,000 | $2,555 | $2,689 | Jul 2025 | Resale |
| THE WHARF RESIDENCE | 9 | CCR | 2 | 01-05 | 1,012 | $2,510,000 | $2,481 | $2,612 | Jul 2025 | Resale |
| THE WHARF RESIDENCE | 9 | CCR | 2 | 06-10 | 1,033 | $2,470,000 | $2,390 | $2,516 | Jun 2025 | Resale |
| THE WHARF RESIDENCE | 9 | CCR | 3 | 06-10 | 1,539 | $3,675,000 | $2,388 | $2,514 | Apr 2025 | Resale |
| THE WHARF RESIDENCE | 9 | CCR | 5* | - | 4,445 | $8,500,000 | $1,912 | $2,013 | Apr 2025 | Resale |
| THE WHARF RESIDENCE | 9 | CCR | 3 | 06-10 | 1,432 | $3,380,000 | $2,361 | $2,485 | Mar 2025 | Resale |
| THE WHARF RESIDENCE | 9 | CCR | 2 | 11-15 | 1,076 | $2,600,000 | $2,415 | $2,542 | Mar 2025 | Resale |
| THE WHARF RESIDENCE | 9 | CCR | 3 | 01-05 | 1,539 | $3,550,000 | $2,306 | $2,427 | Feb 2025 | Resale |
| THE WHARF RESIDENCE | 9 | CCR | 2 | 11-15 | 1,076 | $2,650,000 | $2,462 | $2,592 | Oct 2024 | Resale |
| THE WHARF RESIDENCE | 9 | CCR | 2 | 11-15 | 1,033 | $2,600,000 | $2,516 | $2,648 | Sep 2024 | Resale |
| THE WHARF RESIDENCE | 9 | CCR | 2 | 11-15 | 1,076 | $2,470,000 | $2,295 | $2,416 | Aug 2024 | Resale |
| THE WHARF RESIDENCE | 9 | CCR | 2 | 01-05 | 1,012 | $2,480,000 | $2,451 | $2,580 | Jul 2024 | Resale |
| THE WHARF RESIDENCE | 9 | CCR | 2 | 01-05 | 1,055 | $2,320,000 | $2,199 | $2,315 | Jun 2024 | Resale |
| THE WHARF RESIDENCE | 9 | CCR | 2 | 21-25 | 1,033 | $2,648,888 | $2,563 | $2,698 | May 2024 | Resale |
| THE WHARF RESIDENCE | 9 | CCR | 4 | 16-20 | 2,207 | $5,105,000 | $2,314 | $2,436 | May 2024 | Resale |
| THE WHARF RESIDENCE | 9 | CCR | 3 | 01-05 | 1,335 | $3,150,000 | $2,360 | $2,484 | Apr 2024 | Resale |
| THE WHARF RESIDENCE | 9 | CCR | 2 | 06-10 | 1,066 | $2,380,000 | $2,233 | $2,351 | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.