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 |
|---|---|---|---|---|---|---|---|---|---|---|
| THREE 11 | 20 | RCR | 2 | 01-05 | 732 | $1,580,000 | $2,159 | $2,159 | Mar 2026 | Resale |
| THREE 11 | 20 | RCR | 3 | 01-05 | 936 | $1,960,000 | $2,093 | $2,093 | Feb 2026 | Resale |
| THREE 11 | 20 | RCR | 3 | 01-05 | 1,023 | $2,315,000 | $2,264 | $2,264 | Oct 2025 | Resale |
| THREE 11 | 20 | RCR | 3 | 01-05 | 936 | $1,950,000 | $2,082 | $2,082 | Jun 2025 | Resale |
| THREE 11 | 20 | RCR | 1 | 01-05 | 527 | $1,128,000 | $2,139 | $2,139 | Mar 2025 | Resale |
| THREE 11 | 20 | RCR | 2 | 01-05 | 883 | $1,703,000 | $1,929 | $1,929 | Jan 2025 | Resale |
| THREE 11 | 20 | RCR | 3 | 01-05 | 1,572 | $3,000,000 | $1,909 | $1,909 | Nov 2024 | Resale |
| THREE 11 | 20 | RCR | 2 | 01-05 | 829 | $1,535,000 | $1,852 | $1,852 | Nov 2024 | Resale |
| THREE 11 | 20 | RCR | 1 | 01-05 | 474 | $999,000 | $2,109 | $2,109 | Sep 2024 | Resale |
| THREE 11 | 20 | RCR | 2 | 01-05 | 732 | $1,594,000 | $2,178 | $2,178 | Sep 2024 | Resale |
| THREE 11 | 20 | RCR | 3 | 01-05 | 1,087 | $2,085,000 | $1,918 | $1,918 | Jun 2024 | Resale |
| THREE 11 | 20 | RCR | 2 | 01-05 | 657 | $1,220,000 | $1,858 | $1,858 | Jun 2024 | Resale |
| THREE 11 | 20 | RCR | 1 | 01-05 | 474 | $985,000 | $2,080 | $2,080 | Apr 2024 | Resale |
| THREE 11 | 20 | RCR | 1 | 01-05 | 581 | $1,020,000 | $1,755 | $1,755 | Apr 2024 | Resale |
| THREE 11 | 20 | RCR | 2 | 01-05 | 732 | $1,500,000 | $2,049 | $2,049 | Jul 2023 | Resale |
| THREE 11 | 20 | RCR | 2 | 01-05 | 614 | $1,235,000 | $2,013 | $2,013 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.