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 |
|---|---|---|---|---|---|---|---|---|---|---|
| THOMSON PARK | 20 | RCR | 5* | - | 1,603 | $4,200,000 | $2,621 | — | Mar 2026 | Resale |
| THOMSON PARK | 20 | RCR | 5* | - | 2,325 | $4,168,888 | $1,793 | — | Dec 2025 | Resale |
| THOMSON PARK | 20 | RCR | 5* | - | 2,453 | $4,700,000 | $1,916 | — | Jun 2025 | Resale |
| THOMSON PARK | 20 | RCR | 5* | - | 4,353 | $7,000,000 | $1,608 | — | Feb 2025 | Resale |
| THOMSON PARK | 20 | RCR | 5* | - | 1,724 | $4,068,888 | $2,360 | — | Jan 2025 | Resale |
| THOMSON PARK | 20 | RCR | 5* | - | 1,961 | $3,900,000 | $1,989 | — | Oct 2024 | Resale |
| THOMSON PARK | 20 | RCR | 5* | - | 2,881 | $4,550,800 | $1,579 | — | Jul 2024 | Resale |
| THOMSON PARK | 20 | RCR | 5* | - | 1,708 | $4,250,000 | $2,488 | — | Aug 2023 | Resale |
| THOMSON PARK | 20 | RCR | 5* | - | 2,444 | $4,600,000 | $1,882 | — | Jul 2023 | Resale |
| THOMSON PARK | 20 | RCR | 5* | - | 1,608 | $3,880,000 | $2,413 | — | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.