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 |
|---|---|---|---|---|---|---|---|---|---|---|
| UNION SQUARE RESIDENCES | 1 | RCR | 3 | 06-10 | 990 | $2,636,000 | $2,662 | $2,779 | Apr 2026 | New Sale |
| UNION SQUARE RESIDENCES | 1 | RCR | 1 | 06-10 | 506 | $1,368,000 | $2,704 | $2,823 | Apr 2026 | New Sale |
| UNION SQUARE RESIDENCES | 1 | RCR | 1 | 06-10 | 506 | $1,384,000 | $2,736 | $2,856 | Apr 2026 | New Sale |
| UNION SQUARE RESIDENCES | 1 | RCR | 2 | 26-30 | 743 | $2,491,000 | $3,354 | $3,501 | Mar 2026 | New Sale |
| UNION SQUARE RESIDENCES | 1 | RCR | 2 | 06-10 | 710 | $1,930,000 | $2,717 | $2,836 | Mar 2026 | New Sale |
| UNION SQUARE RESIDENCES | 1 | RCR | 3 | 26-30 | 990 | $2,844,000 | $2,872 | $2,998 | Mar 2026 | New Sale |
| UNION SQUARE RESIDENCES | 1 | RCR | 5 | 36-40 | 4,833 | $18,500,000 | $3,828 | $3,996 | Feb 2026 | New Sale |
| UNION SQUARE RESIDENCES | 1 | RCR | 4 | 36-40 | 1,518 | $5,234,000 | $3,449 | $3,600 | Dec 2025 | New Sale |
| UNION SQUARE RESIDENCES | 1 | RCR | 2 | 16-20 | 743 | $2,308,000 | $3,108 | $3,244 | Sep 2025 | New Sale |
| UNION SQUARE RESIDENCES | 1 | RCR | 2 | 26-30 | 721 | $2,331,000 | $3,232 | $3,374 | Sep 2025 | New Sale |
| UNION SQUARE RESIDENCES | 1 | RCR | 3 | 11-15 | 1,066 | $3,303,000 | $3,100 | $3,236 | Aug 2025 | New Sale |
| UNION SQUARE RESIDENCES | 1 | RCR | 2 | 21-25 | 721 | $2,323,000 | $3,221 | $3,362 | Aug 2025 | New Sale |
| UNION SQUARE RESIDENCES | 1 | RCR | 3 | 11-15 | 1,066 | $3,279,000 | $3,077 | $3,212 | Aug 2025 | New Sale |
| UNION SQUARE RESIDENCES | 1 | RCR | 1 | 16-20 | 506 | $1,665,000 | $3,291 | $3,435 | Jul 2025 | New Sale |
| UNION SQUARE RESIDENCES | 1 | RCR | 2 | 16-20 | 743 | $2,365,000 | $3,184 | $3,324 | Jul 2025 | New Sale |
| UNION SQUARE RESIDENCES | 1 | RCR | 3 | 31-35 | 990 | $3,260,000 | $3,292 | $3,436 | Jul 2025 | New Sale |
| UNION SQUARE RESIDENCES | 1 | RCR | 2 | 26-30 | 721 | $2,339,000 | $3,243 | $3,385 | Jul 2025 | New Sale |
| UNION SQUARE RESIDENCES | 1 | RCR | 2 | 21-25 | 721 | $2,307,000 | $3,199 | $3,339 | Jul 2025 | New Sale |
| UNION SQUARE RESIDENCES | 1 | RCR | 2 | 31-35 | 721 | $2,403,000 | $3,332 | $3,478 | Jul 2025 | New Sale |
| UNION SQUARE RESIDENCES | 1 | RCR | 2 | 21-25 | 743 | $2,383,000 | $3,209 | $3,350 | Jun 2025 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.