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 |
|---|---|---|---|---|---|---|---|---|---|---|
| URBAN SUITES | 9 | CCR | 4 | 01-05 | 2,045 | $5,600,000 | $2,738 | — | Jan 2026 | Resale |
| URBAN SUITES | 9 | CCR | 3 | 06-10 | 1,615 | $4,575,000 | $2,834 | — | Aug 2025 | Resale |
| URBAN SUITES | 9 | CCR | 4 | 01-05 | 2,045 | $5,700,000 | $2,787 | — | May 2024 | Resale |
| URBAN SUITES | 9 | CCR | 3 | 06-10 | 1,550 | $4,180,000 | $2,697 | — | Apr 2024 | Resale |
| URBAN SUITES | 9 | CCR | 3 | 16-20 | 1,550 | $4,340,000 | $2,800 | — | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.