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 |
|---|---|---|---|---|---|---|---|---|---|---|
| TWIN REGENCY | 3 | RCR | 2 | 31-35 | 980 | $2,375,000 | $2,425 | $2,425 | Nov 2025 | Resale |
| TWIN REGENCY | 3 | RCR | 3 | 16-20 | 1,442 | $3,350,000 | $2,323 | $2,323 | Nov 2025 | Resale |
| TWIN REGENCY | 3 | RCR | 2 | 26-30 | 980 | $2,310,000 | $2,358 | $2,358 | Oct 2025 | Resale |
| TWIN REGENCY | 3 | RCR | 4 | 31-35 | 1,776 | $4,048,000 | $2,279 | $2,279 | May 2025 | Resale |
| TWIN REGENCY | 3 | RCR | 3 | 31-35 | 1,442 | $3,378,000 | $2,342 | $2,342 | May 2025 | Resale |
| TWIN REGENCY | 3 | RCR | 3 | 06-10 | 1,442 | $3,100,000 | $2,149 | $2,149 | Nov 2024 | Resale |
| TWIN REGENCY | 3 | RCR | 2 | 11-15 | 980 | $2,120,000 | $2,164 | $2,164 | Feb 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.