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 |
|---|---|---|---|---|---|---|---|---|---|---|
| WHITEHAVEN | 5 | RCR | 2 | 01-05 | 538 | $1,050,000 | $1,951 | $1,951 | Mar 2026 | Resale |
| WHITEHAVEN | 5 | RCR | 4 | 01-05 | 1,001 | $1,800,000 | $1,798 | $1,798 | Feb 2026 | Resale |
| WHITEHAVEN | 5 | RCR | 2 | 01-05 | 538 | $1,030,000 | $1,914 | $1,914 | Nov 2025 | Resale |
| WHITEHAVEN | 5 | RCR | 3 | 01-05 | 1,550 | $1,650,000 | $1,065 | $1,065 | Aug 2025 | Resale |
| WHITEHAVEN | 5 | RCR | 2 | 01-05 | 538 | $1,023,000 | $1,901 | $1,901 | May 2025 | Resale |
| WHITEHAVEN | 5 | RCR | 4 | 01-05 | 1,152 | $1,818,000 | $1,578 | $1,578 | Jan 2025 | Resale |
| WHITEHAVEN | 5 | RCR | 2 | 01-05 | 1,055 | $1,200,000 | $1,138 | $1,138 | Nov 2024 | Resale |
| WHITEHAVEN | 5 | RCR | 4 | 01-05 | 1,658 | $1,800,000 | $1,086 | $1,086 | Sep 2024 | Resale |
| WHITEHAVEN | 5 | RCR | 2 | 01-05 | 614 | $1,128,000 | $1,839 | $1,839 | May 2024 | Resale |
| WHITEHAVEN | 5 | RCR | 2 | 01-05 | 635 | $1,100,000 | $1,732 | $1,732 | May 2024 | Resale |
| WHITEHAVEN | 5 | RCR | 2 | 01-05 | 1,055 | $1,295,000 | $1,228 | $1,228 | Apr 2024 | Resale |
| WHITEHAVEN | 5 | RCR | 2 | 01-05 | 614 | $1,068,000 | $1,741 | $1,741 | Mar 2024 | Resale |
| WHITEHAVEN | 5 | RCR | 2 | 01-05 | 538 | $950,000 | $1,765 | $1,765 | Oct 2023 | Resale |
| WHITEHAVEN | 5 | RCR | 2 | 01-05 | 538 | $970,000 | $1,802 | $1,802 | Aug 2023 | Resale |
| WHITEHAVEN | 5 | RCR | 4 | 01-05 | 947 | $1,510,000 | $1,594 | $1,594 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.