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 |
|---|---|---|---|---|---|---|---|---|---|---|
| TRILIGHT | 11 | CCR | 3 | 11-15 | 2,099 | $4,880,000 | $2,325 | $2,325 | Oct 2025 | Resale |
| TRILIGHT | 11 | CCR | 2 | 06-10 | 1,087 | $2,750,000 | $2,530 | $2,530 | Oct 2025 | Resale |
| TRILIGHT | 11 | CCR | 2 | 06-10 | 1,195 | $3,088,000 | $2,585 | $2,585 | Sep 2025 | Resale |
| TRILIGHT | 11 | CCR | 2 | 11-15 | 1,087 | $2,650,000 | $2,438 | $2,438 | Jul 2025 | Resale |
| TRILIGHT | 11 | CCR | 2 | 26-30 | 1,087 | $2,728,000 | $2,509 | $2,509 | Jul 2025 | Resale |
| TRILIGHT | 11 | CCR | 2 | 11-15 | 1,087 | $2,500,000 | $2,300 | $2,300 | Jun 2025 | Resale |
| TRILIGHT | 11 | CCR | 2 | 16-20 | 1,087 | $2,670,000 | $2,456 | $2,456 | Apr 2025 | Resale |
| TRILIGHT | 11 | CCR | 3 | 11-15 | 2,099 | $4,800,000 | $2,287 | $2,287 | Feb 2025 | Resale |
| TRILIGHT | 11 | CCR | 3 | 21-25 | 2,099 | $4,860,000 | $2,315 | $2,315 | Nov 2024 | Resale |
| TRILIGHT | 11 | CCR | 2 | 26-30 | 1,195 | $2,980,000 | $2,494 | $2,494 | Nov 2024 | Resale |
| TRILIGHT | 11 | CCR | 3 | 11-15 | 2,099 | $5,010,000 | $2,387 | $2,387 | Nov 2024 | Resale |
| TRILIGHT | 11 | CCR | 3 | 21-25 | 2,099 | $4,850,000 | $2,311 | $2,311 | Sep 2024 | Resale |
| TRILIGHT | 11 | CCR | 3 | 06-10 | 2,099 | $4,720,000 | $2,249 | $2,249 | Aug 2024 | Resale |
| TRILIGHT | 11 | CCR | 3 | 16-20 | 2,110 | $5,000,000 | $2,370 | $2,370 | Aug 2024 | Resale |
| TRILIGHT | 11 | CCR | 3 | 11-15 | 2,110 | $4,680,000 | $2,218 | $2,218 | Jul 2024 | Resale |
| TRILIGHT | 11 | CCR | 3 | 06-10 | 2,099 | $4,950,000 | $2,358 | $2,358 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.