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 GRAND | 20 | RCR | 5* | - | 5,317 | $4,010,000 | $754 | $861 | Apr 2026 | Resale |
| THOMSON GRAND | 20 | RCR | 2 | 06-10 | 947 | $1,680,000 | $1,774 | $2,027 | Apr 2026 | Resale |
| THOMSON GRAND | 20 | RCR | 3 | 06-10 | 1,356 | $2,570,000 | $1,895 | $2,165 | Mar 2026 | Resale |
| THOMSON GRAND | 20 | RCR | 3 | 11-15 | 1,367 | $2,573,000 | $1,882 | $2,150 | Mar 2026 | Resale |
| THOMSON GRAND | 20 | RCR | 3 | 16-20 | 1,410 | $2,565,000 | $1,819 | $2,078 | Mar 2026 | Resale |
| THOMSON GRAND | 20 | RCR | 3 | 16-20 | 1,367 | $2,580,000 | $1,887 | $2,156 | Feb 2026 | Resale |
| THOMSON GRAND | 20 | RCR | 3 | 06-10 | 1,356 | $2,408,000 | $1,775 | $2,028 | Feb 2026 | Resale |
| THOMSON GRAND | 20 | RCR | 3 | 01-05 | 1,356 | $2,359,000 | $1,739 | $1,987 | Jan 2026 | Resale |
| THOMSON GRAND | 20 | RCR | 3 | 11-15 | 1,367 | $2,572,888 | $1,882 | $2,150 | Jan 2026 | Resale |
| THOMSON GRAND | 20 | RCR | 3 | 01-05 | 1,345 | $2,400,000 | $1,784 | $2,038 | Dec 2025 | Resale |
| THOMSON GRAND | 20 | RCR | 3 | 11-15 | 1,367 | $2,460,000 | $1,800 | $2,056 | Nov 2025 | Resale |
| THOMSON GRAND | 20 | RCR | 2 | 01-05 | 947 | $1,720,000 | $1,816 | $2,075 | Oct 2025 | Resale |
| THOMSON GRAND | 20 | RCR | 3 | 11-15 | 1,367 | $2,545,000 | $1,862 | $2,127 | Oct 2025 | Resale |
| THOMSON GRAND | 20 | RCR | 5* | - | 6,135 | $4,900,000 | $799 | $913 | Sep 2025 | Resale |
| THOMSON GRAND | 20 | RCR | 3 | 06-10 | 1,356 | $2,588,000 | $1,908 | $2,180 | Sep 2025 | Resale |
| THOMSON GRAND | 20 | RCR | 3 | 01-05 | 1,356 | $2,365,000 | $1,744 | $1,992 | Aug 2025 | Resale |
| THOMSON GRAND | 20 | RCR | 3 | 16-20 | 1,399 | $2,391,000 | $1,709 | $1,952 | Aug 2025 | Resale |
| THOMSON GRAND | 20 | RCR | 3 | 01-05 | 1,507 | $2,500,000 | $1,659 | $1,895 | Aug 2025 | Resale |
| THOMSON GRAND | 20 | RCR | 3 | 11-15 | 1,367 | $2,480,000 | $1,814 | $2,072 | Jul 2025 | Resale |
| THOMSON GRAND | 20 | RCR | 3 | 16-20 | 1,367 | $2,610,000 | $1,909 | $2,181 | Jun 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.