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 |
|---|---|---|---|---|---|---|---|---|---|---|
| TIVOLI GRANDE | 15 | RCR | 2 | 01-05 | 850 | $1,420,000 | $1,670 | $1,670 | Oct 2025 | Resale |
| TIVOLI GRANDE | 15 | RCR | 2 | 01-05 | 700 | $1,140,000 | $1,629 | $1,629 | Sep 2025 | Resale |
| TIVOLI GRANDE | 15 | RCR | 2 | 01-05 | 850 | $1,340,000 | $1,576 | $1,576 | Apr 2025 | Resale |
| TIVOLI GRANDE | 15 | RCR | 3 | 01-05 | 1,528 | $2,110,000 | $1,380 | $1,380 | Mar 2025 | Resale |
| TIVOLI GRANDE | 15 | RCR | 2 | 01-05 | 850 | $1,328,000 | $1,562 | $1,562 | Feb 2025 | Resale |
| TIVOLI GRANDE | 15 | RCR | 2 | 01-05 | 797 | $1,386,000 | $1,740 | $1,740 | Jan 2025 | Resale |
| TIVOLI GRANDE | 15 | RCR | 2 | 01-05 | 850 | $1,280,000 | $1,505 | $1,505 | Oct 2024 | Resale |
| TIVOLI GRANDE | 15 | RCR | 2 | 01-05 | 700 | $1,125,000 | $1,608 | $1,608 | May 2024 | Resale |
| TIVOLI GRANDE | 15 | RCR | 3 | 01-05 | 1,389 | $1,780,000 | $1,282 | $1,282 | Apr 2024 | Resale |
| TIVOLI GRANDE | 15 | RCR | 2 | 01-05 | 797 | $1,350,000 | $1,695 | $1,695 | Apr 2024 | Resale |
| TIVOLI GRANDE | 15 | RCR | 3 | 01-05 | 1,539 | $2,020,000 | $1,312 | $1,312 | Mar 2024 | Resale |
| TIVOLI GRANDE | 15 | RCR | 3 | 01-05 | 1,528 | $1,950,000 | $1,276 | $1,276 | Mar 2024 | Resale |
| TIVOLI GRANDE | 15 | RCR | 2 | 01-05 | 850 | $1,390,000 | $1,635 | $1,635 | Dec 2023 | Resale |
| TIVOLI GRANDE | 15 | RCR | 2 | 01-05 | 700 | $1,120,000 | $1,601 | $1,601 | Nov 2023 | Resale |
| TIVOLI GRANDE | 15 | RCR | 3 | 01-05 | 1,528 | $1,950,000 | $1,276 | $1,276 | Oct 2023 | Resale |
| TIVOLI GRANDE | 15 | RCR | 2 | 01-05 | 1,141 | $1,400,000 | $1,227 | $1,227 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.