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 V TWO | 20 | RCR | 1 | 01-05 | 570 | $926,000 | $1,623 | $1,623 | Nov 2025 | Resale |
| THOMSON V TWO | 20 | RCR | 1 | 01-05 | 517 | $865,000 | $1,674 | $1,674 | Mar 2025 | Resale |
| THOMSON V TWO | 20 | RCR | 1 | 01-05 | 452 | $800,000 | $1,770 | $1,770 | Dec 2024 | Resale |
| THOMSON V TWO | 20 | RCR | 1 | 01-05 | 474 | $838,000 | $1,769 | $1,769 | Oct 2024 | Resale |
| THOMSON V TWO | 20 | RCR | 2 | 01-05 | 646 | $988,888 | $1,531 | $1,531 | Jul 2024 | Resale |
| THOMSON V TWO | 20 | RCR | 1 | 01-05 | 452 | $830,000 | $1,836 | $1,836 | Apr 2024 | Resale |
| THOMSON V TWO | 20 | RCR | 1 | 01-05 | 538 | $870,000 | $1,617 | $1,617 | Apr 2024 | Resale |
| THOMSON V TWO | 20 | RCR | 2 | 01-05 | 743 | $1,300,000 | $1,750 | $1,750 | Mar 2024 | Resale |
| THOMSON V TWO | 20 | RCR | 1 | 01-05 | 560 | $860,000 | $1,536 | $1,536 | Oct 2023 | Resale |
| THOMSON V TWO | 20 | RCR | 1 | 01-05 | 474 | $800,000 | $1,689 | $1,689 | Oct 2023 | Resale |
| THOMSON V TWO | 20 | RCR | 2 | 01-05 | 646 | $1,050,000 | $1,626 | $1,626 | Sep 2023 | Resale |
| THOMSON V TWO | 20 | RCR | 1 | 01-05 | 560 | $840,000 | $1,501 | $1,501 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.