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 |
|---|---|---|---|---|---|---|---|---|---|---|
| UE SQUARE | 9 | CCR | 4* | 06-10 | 1,528 | $3,600,000 | $2,355 | $2,479 | Mar 2026 | Resale |
| UE SQUARE | 9 | CCR | 3* | 01-05 | 1,055 | $2,410,000 | $2,285 | $2,405 | Jan 2026 | Resale |
| UE SQUARE | 9 | CCR | 5* | 06-10 | 1,625 | $3,560,000 | $2,190 | $2,305 | Oct 2025 | Resale |
| UE SQUARE | 9 | CCR | 3* | 06-10 | 1,055 | $2,500,000 | $2,370 | $2,495 | Oct 2025 | Resale |
| UE SQUARE | 9 | CCR | 1* | 06-10 | 506 | $1,230,000 | $2,431 | $2,559 | Sep 2025 | Resale |
| UE SQUARE | 9 | CCR | 3* | 01-05 | 1,033 | $2,250,000 | $2,177 | $2,292 | Sep 2025 | Resale |
| UE SQUARE | 9 | CCR | 3* | 06-10 | 1,055 | $2,450,000 | $2,323 | $2,445 | Aug 2025 | Resale |
| UE SQUARE | 9 | CCR | 3* | 01-05 | 1,033 | $2,020,000 | $1,955 | $2,058 | Jun 2025 | Resale |
| UE SQUARE | 9 | CCR | 5* | 01-05 | 1,722 | $3,800,000 | $2,206 | $2,322 | Jun 2025 | Resale |
| UE SQUARE | 9 | CCR | 4* | 11-15 | 1,561 | $3,460,000 | $2,217 | $2,334 | May 2025 | Resale |
| UE SQUARE | 9 | CCR | 2* | 11-15 | 797 | $1,718,000 | $2,157 | $2,271 | Apr 2025 | Resale |
| UE SQUARE | 9 | CCR | 3* | 06-10 | 1,152 | $2,428,000 | $2,108 | $2,219 | Mar 2025 | Resale |
| UE SQUARE | 9 | CCR | 2* | 11-15 | 797 | $1,650,000 | $2,071 | $2,180 | Jan 2025 | Resale |
| UE SQUARE | 9 | CCR | 3* | 01-05 | 1,227 | $2,410,000 | $1,964 | $2,067 | Jan 2025 | Resale |
| UE SQUARE | 9 | CCR | 3* | 01-05 | 1,163 | $2,285,000 | $1,966 | $2,069 | Jan 2025 | Resale |
| UE SQUARE | 9 | CCR | 4* | 01-05 | 1,292 | $2,700,000 | $2,090 | $2,200 | Jan 2025 | Resale |
| UE SQUARE | 9 | CCR | 4* | 06-10 | 1,442 | $3,098,000 | $2,148 | $2,261 | Dec 2024 | Resale |
| UE SQUARE | 9 | CCR | 4* | 06-10 | 1,528 | $2,950,000 | $1,930 | $2,032 | Nov 2024 | Resale |
| UE SQUARE | 9 | CCR | 3* | 01-05 | 990 | $2,000,000 | $2,020 | $2,126 | Nov 2024 | Resale |
| UE SQUARE | 9 | CCR | 4* | 11-15 | 1,528 | $3,360,000 | $2,198 | $2,314 | Nov 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.