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 |
|---|---|---|---|---|---|---|---|---|---|---|
| VERTICUS | 12 | RCR | 2 | 06-10 | 678 | $1,400,000 | $2,065 | $2,065 | Dec 2025 | Resale |
| VERTICUS | 12 | RCR | 2 | 21-25 | 775 | $1,850,000 | $2,387 | $2,387 | Dec 2025 | Resale |
| VERTICUS | 12 | RCR | 2 | 11-15 | 775 | $1,790,000 | $2,310 | $2,310 | Jul 2025 | Resale |
| VERTICUS | 12 | RCR | 2 | 06-10 | 753 | $1,700,000 | $2,256 | $2,256 | Jun 2025 | Resale |
| VERTICUS | 12 | RCR | 2 | 16-20 | 753 | $1,798,000 | $2,386 | $2,386 | Apr 2025 | Resale |
| VERTICUS | 12 | RCR | 2 | 06-10 | 775 | $1,740,000 | $2,245 | $2,245 | Apr 2025 | Resale |
| VERTICUS | 12 | RCR | 1 | 11-15 | 441 | $980,000 | $2,221 | $2,221 | Apr 2024 | Sub Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.