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 THREE | 20 | RCR | 3 | 01-05 | 1,055 | $2,327,000 | $2,206 | $2,500 | Apr 2026 | Resale |
| THOMSON THREE | 20 | RCR | 2 | 11-15 | 732 | $1,585,000 | $2,165 | $2,453 | Apr 2026 | Resale |
| THOMSON THREE | 20 | RCR | 2 | 01-05 | 732 | $1,500,000 | $2,049 | $2,322 | Apr 2026 | Resale |
| THOMSON THREE | 20 | RCR | 5* | - | 3,294 | $3,795,000 | $1,152 | $1,305 | Mar 2026 | Resale |
| THOMSON THREE | 20 | RCR | 3 | 06-10 | 1,141 | $2,645,000 | $2,318 | $2,626 | Feb 2026 | Resale |
| THOMSON THREE | 20 | RCR | 2 | 11-15 | 732 | $1,575,000 | $2,152 | $2,438 | Feb 2026 | Resale |
| THOMSON THREE | 20 | RCR | 3 | 16-20 | 1,055 | $2,450,000 | $2,323 | $2,632 | Feb 2026 | Resale |
| THOMSON THREE | 20 | RCR | 3 | 16-20 | 1,044 | $2,460,000 | $2,356 | $2,670 | Jan 2026 | Resale |
| THOMSON THREE | 20 | RCR | 3 | 01-05 | 1,259 | $2,450,000 | $1,945 | $2,204 | Dec 2025 | Resale |
| THOMSON THREE | 20 | RCR | 2 | 06-10 | 732 | $1,570,000 | $2,145 | $2,430 | Nov 2025 | Resale |
| THOMSON THREE | 20 | RCR | 3 | 16-20 | 1,141 | $2,630,000 | $2,305 | $2,612 | Nov 2025 | Resale |
| THOMSON THREE | 20 | RCR | 2 | 01-05 | 732 | $1,460,000 | $1,995 | $2,260 | Oct 2025 | Resale |
| THOMSON THREE | 20 | RCR | 1 | 06-10 | 495 | $900,000 | $1,818 | $2,060 | Oct 2025 | Resale |
| THOMSON THREE | 20 | RCR | 2 | 01-05 | 732 | $1,520,000 | $2,077 | $2,353 | Sep 2025 | Resale |
| THOMSON THREE | 20 | RCR | 3 | 01-05 | 1,044 | $2,200,000 | $2,107 | $2,387 | Aug 2025 | Resale |
| THOMSON THREE | 20 | RCR | 2 | 11-15 | 732 | $1,550,000 | $2,118 | $2,400 | Aug 2025 | Resale |
| THOMSON THREE | 20 | RCR | 1 | 06-10 | 495 | $900,000 | $1,818 | $2,060 | Aug 2025 | Resale |
| THOMSON THREE | 20 | RCR | 2 | 01-05 | 732 | $1,488,000 | $2,033 | $2,304 | Aug 2025 | Resale |
| THOMSON THREE | 20 | RCR | 2 | 06-10 | 732 | $1,490,000 | $2,036 | $2,307 | Aug 2025 | Resale |
| THOMSON THREE | 20 | RCR | 1 | 01-05 | 495 | $878,000 | $1,773 | $2,009 | Jul 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.