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 |
|---|---|---|---|---|---|---|---|---|---|---|
| TURQUOISE | 4 | CCR | 4 | 06-10 | 7,987 | $12,000,000 | $1,502 | $1,737 | Dec 2025 | Resale |
| TURQUOISE | 4 | CCR | 4 | 01-05 | 2,400 | $3,298,000 | $1,374 | $1,589 | Sep 2025 | Resale |
| TURQUOISE | 4 | CCR | 4 | 01-05 | 2,562 | $3,800,000 | $1,483 | $1,715 | Sep 2025 | Resale |
| TURQUOISE | 4 | CCR | 3 | 01-05 | 2,088 | $3,100,000 | $1,485 | $1,718 | Aug 2025 | Resale |
| TURQUOISE | 4 | CCR | 4 | 01-05 | 2,497 | $3,500,000 | $1,402 | $1,622 | Jun 2025 | Resale |
| TURQUOISE | 4 | CCR | 4 | 01-05 | 2,497 | $3,051,000 | $1,222 | $1,414 | May 2025 | Resale |
| TURQUOISE | 4 | CCR | 4 | 06-10 | 6,900 | $9,000,000 | $1,304 | $1,508 | Oct 2024 | Resale |
| TURQUOISE | 4 | CCR | 4 | 01-05 | 2,562 | $4,397,000 | $1,716 | $1,985 | May 2024 | Resale |
| TURQUOISE | 4 | CCR | 3 | 01-05 | 2,314 | $3,500,000 | $1,512 | $1,749 | May 2024 | Resale |
| TURQUOISE | 4 | CCR | 3 | 01-05 | 2,164 | $3,000,000 | $1,387 | $1,604 | Jan 2024 | Resale |
| TURQUOISE | 4 | CCR | 3 | 01-05 | 2,164 | $3,380,000 | $1,562 | $1,807 | Dec 2023 | Resale |
| TURQUOISE | 4 | CCR | 4 | 01-05 | 2,680 | $4,610,000 | $1,720 | $1,990 | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.