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 |
|---|---|---|---|---|---|---|---|---|---|---|
| URBANA | 9 | CCR | 2 | 16-20 | 1,313 | $3,220,000 | $2,452 | $2,452 | Apr 2025 | Resale |
| URBANA | 9 | CCR | 4 | 31-35 | 1,012 | $2,700,000 | $2,668 | $2,668 | Mar 2025 | Resale |
| URBANA | 9 | CCR | 2 | 11-15 | 1,044 | $2,550,000 | $2,442 | $2,442 | Feb 2025 | Resale |
| URBANA | 9 | CCR | 2 | 26-30 | 1,313 | $3,350,000 | $2,551 | $2,551 | Jan 2025 | Resale |
| URBANA | 9 | CCR | 2 | 26-30 | 1,313 | $3,330,000 | $2,536 | $2,536 | Jan 2025 | Resale |
| URBANA | 9 | CCR | 2 | 31-35 | 1,313 | $3,330,000 | $2,536 | $2,536 | Jan 2025 | Resale |
| URBANA | 9 | CCR | 4 | 16-20 | 1,012 | $2,488,888 | $2,460 | $2,460 | Nov 2024 | Resale |
| URBANA | 9 | CCR | 4 | 26-30 | 1,012 | $2,560,000 | $2,530 | $2,530 | Mar 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.