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 |
|---|---|---|---|---|---|---|---|---|---|---|
| TRIBECA | 9 | CCR | 3 | 01-05 | 1,765 | $4,650,000 | $2,634 | $2,634 | Sep 2025 | Resale |
| TRIBECA | 9 | CCR | 1 | 06-10 | 517 | $1,320,000 | $2,555 | $2,555 | May 2025 | Resale |
| TRIBECA | 9 | CCR | 1 | 11-15 | 517 | $1,280,000 | $2,477 | $2,477 | Apr 2025 | Resale |
| TRIBECA | 9 | CCR | 2 | 11-15 | 1,033 | $2,600,000 | $2,516 | $2,516 | Apr 2025 | Resale |
| TRIBECA | 9 | CCR | 1 | 26-30 | 517 | $1,368,000 | $2,648 | $2,648 | Mar 2025 | Resale |
| TRIBECA | 9 | CCR | 4 | 11-15 | 1,905 | $4,930,000 | $2,588 | $2,588 | Mar 2025 | Resale |
| TRIBECA | 9 | CCR | 3 | 11-15 | 1,367 | $3,420,000 | $2,502 | $2,502 | Feb 2025 | Resale |
| TRIBECA | 9 | CCR | 3 | 11-15 | 1,378 | $3,500,000 | $2,540 | $2,540 | Dec 2024 | Resale |
| TRIBECA | 9 | CCR | 1 | 26-30 | 570 | $1,300,000 | $2,279 | $2,279 | Nov 2024 | Resale |
| TRIBECA | 9 | CCR | 2 | 16-20 | 1,033 | $2,620,000 | $2,535 | $2,535 | Oct 2024 | Resale |
| TRIBECA | 9 | CCR | 3 | 11-15 | 1,765 | $4,300,000 | $2,436 | $2,436 | Jul 2024 | Resale |
| TRIBECA | 9 | CCR | 3 | 21-25 | 1,765 | $4,450,000 | $2,521 | $2,521 | Jun 2024 | Resale |
| TRIBECA | 9 | CCR | 1 | 16-20 | 517 | $1,350,000 | $2,613 | $2,613 | Apr 2024 | Resale |
| TRIBECA | 9 | CCR | 3 | 06-10 | 1,367 | $3,450,000 | $2,524 | $2,524 | Feb 2024 | Resale |
| TRIBECA | 9 | CCR | 1 | 21-25 | 517 | $1,340,000 | $2,594 | $2,594 | Nov 2023 | Resale |
| TRIBECA | 9 | CCR | 1 | 21-25 | 517 | $1,330,000 | $2,574 | $2,574 | Oct 2023 | Resale |
| TRIBECA | 9 | CCR | 4 | 16-20 | 1,905 | $4,800,000 | $2,519 | $2,519 | Aug 2023 | Resale |
| TRIBECA | 9 | CCR | 1 | 06-10 | 517 | $1,310,000 | $2,535 | $2,535 | Jul 2023 | Resale |
| TRIBECA | 9 | CCR | 3 | 11-15 | 1,765 | $4,300,000 | $2,436 | $2,436 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.