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 |
|---|---|---|---|---|---|---|---|---|---|---|
| THOMSON 800 | 11 | CCR | 3 | 01-05 | 1,399 | $2,863,888 | $2,047 | $2,047 | Apr 2026 | Resale |
| THOMSON 800 | 11 | CCR | 3 | 06-10 | 1,625 | $3,380,000 | $2,080 | $2,080 | Feb 2026 | Resale |
| THOMSON 800 | 11 | CCR | 3 | 01-05 | 1,625 | $3,200,000 | $1,969 | $1,969 | Feb 2026 | Resale |
| THOMSON 800 | 11 | CCR | 3 | 06-10 | 1,399 | $3,000,000 | $2,144 | $2,144 | Nov 2025 | Resale |
| THOMSON 800 | 11 | CCR | 3 | 11-15 | 1,625 | $3,600,000 | $2,215 | $2,215 | Nov 2025 | Resale |
| THOMSON 800 | 11 | CCR | 3 | 06-10 | 1,410 | $2,900,000 | $2,057 | $2,057 | Oct 2025 | Resale |
| THOMSON 800 | 11 | CCR | 3 | 11-15 | 1,399 | $2,868,000 | $2,050 | $2,050 | Oct 2025 | Resale |
| THOMSON 800 | 11 | CCR | 3 | 01-05 | 1,625 | $3,300,000 | $2,030 | $2,030 | Jul 2025 | Resale |
| THOMSON 800 | 11 | CCR | 3 | 06-10 | 1,625 | $3,218,000 | $1,980 | $1,980 | Jun 2025 | Resale |
| THOMSON 800 | 11 | CCR | 3 | 01-05 | 1,625 | $3,080,000 | $1,895 | $1,895 | Apr 2025 | Resale |
| THOMSON 800 | 11 | CCR | 3 | 16-20 | 3,832 | $5,380,000 | $1,404 | $1,404 | Apr 2025 | Resale |
| THOMSON 800 | 11 | CCR | 3 | 01-05 | 1,345 | $2,540,000 | $1,888 | $1,888 | Feb 2025 | Resale |
| THOMSON 800 | 11 | CCR | 3 | 01-05 | 1,421 | $2,650,000 | $1,865 | $1,865 | Dec 2024 | Resale |
| THOMSON 800 | 11 | CCR | 3 | 11-15 | 1,399 | $2,658,888 | $1,900 | $1,900 | Dec 2024 | Resale |
| THOMSON 800 | 11 | CCR | 3 | 01-05 | 1,625 | $2,958,000 | $1,820 | $1,820 | Nov 2024 | Resale |
| THOMSON 800 | 11 | CCR | 5* | 01-05 | 1,658 | $2,750,000 | $1,659 | $1,659 | Nov 2024 | Resale |
| THOMSON 800 | 11 | CCR | 3 | 01-05 | 1,432 | $2,590,000 | $1,809 | $1,809 | Aug 2024 | Resale |
| THOMSON 800 | 11 | CCR | 3 | 06-10 | 1,625 | $2,938,000 | $1,808 | $1,808 | Aug 2024 | Resale |
| THOMSON 800 | 11 | CCR | 3 | 06-10 | 1,399 | $2,620,000 | $1,872 | $1,872 | Jul 2024 | Resale |
| THOMSON 800 | 11 | CCR | 3 | 11-15 | 1,410 | $2,720,000 | $1,929 | $1,929 | Jun 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.