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 |
|---|---|---|---|---|---|---|---|---|---|---|
| TIARA | 9 | CCR | 3 | 21-25 | 1,507 | $3,880,000 | $2,575 | $2,575 | Mar 2026 | Resale |
| TIARA | 9 | CCR | 3 | 21-25 | 1,507 | $3,760,000 | $2,495 | $2,495 | Mar 2026 | Resale |
| TIARA | 9 | CCR | 3 | 11-15 | 1,302 | $3,260,000 | $2,503 | $2,503 | Feb 2026 | Resale |
| TIARA | 9 | CCR | 3 | 26-30 | 1,302 | $3,288,000 | $2,525 | $2,525 | Jan 2026 | Resale |
| TIARA | 9 | CCR | 2 | 01-05 | 893 | $2,211,000 | $2,475 | $2,475 | Dec 2025 | Resale |
| TIARA | 9 | CCR | 2 | 06-10 | 893 | $2,250,000 | $2,518 | $2,518 | Nov 2025 | Resale |
| TIARA | 9 | CCR | 3 | 31-35 | 1,507 | $3,888,000 | $2,580 | $2,580 | Nov 2025 | Resale |
| TIARA | 9 | CCR | 2 | 16-20 | 893 | $2,300,000 | $2,574 | $2,574 | Oct 2025 | Resale |
| TIARA | 9 | CCR | 3 | 01-05 | 1,302 | $3,250,000 | $2,495 | $2,495 | Oct 2025 | Resale |
| TIARA | 9 | CCR | 3 | 16-20 | 1,507 | $3,600,000 | $2,389 | $2,389 | Aug 2025 | Resale |
| TIARA | 9 | CCR | 3 | 01-05 | 1,345 | $3,300,000 | $2,453 | $2,453 | Jul 2025 | Resale |
| TIARA | 9 | CCR | 3 | 16-20 | 1,345 | $3,200,000 | $2,378 | $2,378 | Jun 2025 | Resale |
| TIARA | 9 | CCR | 3 | 16-20 | 1,345 | $3,270,000 | $2,430 | $2,430 | Oct 2024 | Resale |
| TIARA | 9 | CCR | 4* | 06-10 | 1,561 | $3,432,000 | $2,199 | $2,199 | Aug 2024 | Resale |
| TIARA | 9 | CCR | 3 | 26-30 | 1,507 | $3,300,000 | $2,190 | $2,190 | Jul 2024 | Resale |
| TIARA | 9 | CCR | 3 | 21-25 | 1,345 | $3,280,000 | $2,438 | $2,438 | Feb 2024 | Resale |
| TIARA | 9 | CCR | 3 | 21-25 | 1,345 | $3,088,000 | $2,295 | $2,295 | Nov 2023 | Resale |
| TIARA | 9 | CCR | 3 | 26-30 | 1,345 | $3,130,000 | $2,326 | $2,326 | Oct 2023 | Resale |
| TIARA | 9 | CCR | 3 | 01-05 | 1,507 | $3,380,000 | $2,243 | $2,243 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.