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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| THE WINDSOR | 20 | RCR | 4* | 01-05 | 1,345 | $2,200,000 | $1,635 | — | Mar 2026 | Resale |
| THE WINDSOR | 20 | RCR | 5* | 01-05 | 2,454 | $4,120,000 | $1,679 | — | Jan 2026 | Resale |
| THE WINDSOR | 20 | RCR | 5* | 01-05 | 2,497 | $3,900,000 | $1,562 | — | Nov 2025 | Resale |
| THE WINDSOR | 20 | RCR | 4* | 01-05 | 1,485 | $2,480,000 | $1,670 | — | Nov 2025 | Resale |
| THE WINDSOR | 20 | RCR | 5* | 01-05 | 2,497 | $3,820,000 | $1,530 | — | Aug 2025 | Resale |
| THE WINDSOR | 20 | RCR | 5* | 01-05 | 1,991 | $3,148,000 | $1,581 | — | Jul 2025 | Resale |
| THE WINDSOR | 20 | RCR | 5* | 01-05 | 1,830 | $2,990,000 | $1,634 | — | Apr 2025 | Resale |
| THE WINDSOR | 20 | RCR | 4* | 01-05 | 1,582 | $2,580,000 | $1,631 | — | Feb 2025 | Resale |
| THE WINDSOR | 20 | RCR | 4* | 01-05 | 1,572 | $2,535,000 | $1,613 | — | Jan 2025 | Resale |
| THE WINDSOR | 20 | RCR | 5* | 01-05 | 1,798 | $2,778,000 | $1,545 | — | Jan 2025 | Resale |
| THE WINDSOR | 20 | RCR | 4* | 01-05 | 1,550 | $2,450,000 | $1,581 | — | Oct 2024 | Resale |
| THE WINDSOR | 20 | RCR | 5* | 01-05 | 1,798 | $2,898,888 | $1,613 | — | Sep 2024 | Resale |
| THE WINDSOR | 20 | RCR | 4* | 01-05 | 1,572 | $2,500,000 | $1,591 | — | Aug 2024 | Resale |
| THE WINDSOR | 20 | RCR | 5* | 01-05 | 1,625 | $2,400,000 | $1,477 | — | Jul 2024 | Resale |
| THE WINDSOR | 20 | RCR | 4* | 01-05 | 1,302 | $1,950,000 | $1,497 | — | Jul 2024 | Resale |
| THE WINDSOR | 20 | RCR | 4* | 01-05 | 1,378 | $2,075,000 | $1,506 | — | May 2024 | Resale |
| THE WINDSOR | 20 | RCR | 5* | 01-05 | 2,454 | $3,410,000 | $1,389 | — | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.