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 |
|---|---|---|---|---|---|---|---|---|---|---|
| TMW MAXWELL | 2 | RCR | 1 | 06-10 | 474 | $1,596,000 | $3,370 | $3,521 | Aug 2023 | New Sale |
| TMW MAXWELL | 2 | RCR | 1 | 06-10 | 474 | $1,498,000 | $3,163 | $3,305 | Aug 2023 | New Sale |
| TMW MAXWELL | 2 | RCR | 1 | 06-10 | 484 | $1,621,000 | $3,347 | $3,497 | Aug 2023 | New Sale |
| TMW MAXWELL | 2 | RCR | 1 | 06-10 | 474 | $1,576,000 | $3,328 | $3,478 | Aug 2023 | New Sale |
| TMW MAXWELL | 2 | RCR | 1 | 16-20 | 517 | $1,932,000 | $3,739 | $3,907 | Aug 2023 | New Sale |
| TMW MAXWELL | 2 | RCR | 2 | 06-10 | 786 | $2,470,000 | $3,143 | $3,284 | Aug 2023 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.