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 |
|---|---|---|---|---|---|---|---|---|---|---|
| WALLICH RESIDENCE | 2 | CCR | 3 | 51-55 | 1,195 | $3,250,000 | $2,720 | $3,095 | Mar 2026 | Resale |
| WALLICH RESIDENCE | 2 | CCR | 3 | 51-55 | 1,098 | $3,528,000 | $3,213 | $3,656 | Jan 2026 | Resale |
| WALLICH RESIDENCE | 2 | CCR | 4 | 56-60 | 1,722 | $5,700,000 | $3,310 | $3,766 | Dec 2025 | Resale |
| WALLICH RESIDENCE | 2 | CCR | 2 | 46-50 | 861 | $2,788,800 | $3,239 | $3,685 | Nov 2025 | Resale |
| WALLICH RESIDENCE | 2 | CCR | 1 | 36-40 | 646 | $1,640,000 | $2,539 | $2,889 | Aug 2025 | Resale |
| WALLICH RESIDENCE | 2 | CCR | 4 | 51-55 | 1,658 | $6,030,000 | $3,638 | $4,139 | May 2025 | Resale |
| WALLICH RESIDENCE | 2 | CCR | 3 | 46-50 | 1,679 | $4,880,000 | $2,906 | $3,306 | Mar 2025 | Resale |
| WALLICH RESIDENCE | 2 | CCR | 2 | 56-60 | 915 | $3,088,000 | $3,375 | $3,840 | Feb 2025 | Resale |
| WALLICH RESIDENCE | 2 | CCR | 2 | 56-60 | 915 | $3,128,000 | $3,419 | $3,890 | Feb 2025 | Resale |
| WALLICH RESIDENCE | 2 | CCR | 3 | 41-45 | 1,313 | $4,128,000 | $3,143 | $3,576 | Sep 2024 | Resale |
| WALLICH RESIDENCE | 2 | CCR | 3 | 46-50 | 1,647 | $4,938,000 | $2,998 | $3,411 | Sep 2024 | Resale |
| WALLICH RESIDENCE | 2 | CCR | 3 | 46-50 | 1,098 | $3,200,000 | $2,915 | $3,316 | Aug 2024 | Resale |
| WALLICH RESIDENCE | 2 | CCR | 1 | 51-55 | 646 | $1,800,000 | $2,787 | $3,171 | Jul 2024 | Resale |
| WALLICH RESIDENCE | 2 | CCR | 3 | 51-55 | 1,765 | $5,080,000 | $2,878 | $3,274 | Jul 2024 | Resale |
| WALLICH RESIDENCE | 2 | CCR | 3 | 46-50 | 1,668 | $5,210,000 | $3,123 | $3,553 | Oct 2023 | Resale |
| WALLICH RESIDENCE | 2 | CCR | 4 | 41-45 | 1,722 | $5,163,000 | $2,998 | $3,411 | Aug 2023 | Resale |
| WALLICH RESIDENCE | 2 | CCR | 2 | 46-50 | 861 | $2,600,000 | $3,019 | $3,435 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.