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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| UNION SQUARE RESIDENCES | 1 | RCR | 4 | 21-25 | 1,518 | $4,486,000 | $2,956 | — | Jun 2026 | New Sale |
| UNION SQUARE RESIDENCES | 1 | RCR | 3 | 06-10 | 990 | $2,612,000 | $2,638 | — | Jun 2026 | New Sale |
| UNION SQUARE RESIDENCES | 1 | RCR | 2 | 11-15 | 700 | $2,119,000 | $3,029 | — | May 2026 | New Sale |
| UNION SQUARE RESIDENCES | 1 | RCR | 3 | 26-30 | 990 | $2,827,000 | $2,855 | — | May 2026 | New Sale |
| UNION SQUARE RESIDENCES | 1 | RCR | 3 | 16-20 | 990 | $2,724,000 | $2,751 | — | May 2026 | New Sale |
| UNION SQUARE RESIDENCES | 1 | RCR | 2 | 11-15 | 700 | $2,087,000 | $2,983 | — | May 2026 | New Sale |
| UNION SQUARE RESIDENCES | 1 | RCR | 2 | 21-25 | 743 | $2,410,000 | $3,245 | — | May 2026 | New Sale |
| UNION SQUARE RESIDENCES | 1 | RCR | 3 | 31-35 | 990 | $2,860,000 | $2,888 | — | May 2026 | New Sale |
| UNION SQUARE RESIDENCES | 1 | RCR | 3 | 01-05 | 990 | $2,600,000 | $2,626 | — | May 2026 | New Sale |
| UNION SQUARE RESIDENCES | 1 | RCR | 2 | 11-15 | 710 | $1,970,000 | $2,773 | — | May 2026 | New Sale |
| UNION SQUARE RESIDENCES | 1 | RCR | 1 | 26-30 | 506 | $1,488,000 | $2,941 | — | May 2026 | New Sale |
| UNION SQUARE RESIDENCES | 1 | RCR | 3 | 26-30 | 990 | $2,852,000 | $2,880 | — | May 2026 | New Sale |
| UNION SQUARE RESIDENCES | 1 | RCR | 1 | 36-40 | 506 | $1,520,000 | $3,005 | — | May 2026 | New Sale |
| UNION SQUARE RESIDENCES | 1 | RCR | 1 | 01-05 | 506 | $1,338,000 | $2,645 | — | May 2026 | New Sale |
| UNION SQUARE RESIDENCES | 1 | RCR | 2 | 01-05 | 710 | $1,880,000 | $2,646 | — | May 2026 | New Sale |
| UNION SQUARE RESIDENCES | 1 | RCR | 3 | 16-20 | 990 | $2,746,000 | $2,773 | — | May 2026 | New Sale |
| UNION SQUARE RESIDENCES | 1 | RCR | 1 | 01-05 | 506 | $1,328,000 | $2,625 | — | May 2026 | New Sale |
| UNION SQUARE RESIDENCES | 1 | RCR | 1 | 06-10 | 506 | $1,376,000 | $2,720 | — | May 2026 | New Sale |
| UNION SQUARE RESIDENCES | 1 | RCR | 1 | 11-15 | 506 | $1,392,000 | $2,752 | — | May 2026 | New Sale |
| UNION SQUARE RESIDENCES | 1 | RCR | 1 | 36-40 | 506 | $1,518,000 | $3,001 | — | May 2026 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.