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 |
|---|---|---|---|---|---|---|---|---|---|---|
| WILKIE 80 | 9 | CCR | 2 | 01-05 | 603 | $1,010,000 | $1,676 | $1,676 | Apr 2026 | Resale |
| WILKIE 80 | 9 | CCR | 1 | 01-05 | 635 | $1,100,000 | $1,732 | $1,732 | Oct 2025 | Resale |
| WILKIE 80 | 9 | CCR | 1* | 01-05 | 409 | $736,200 | $1,800 | $1,800 | Jul 2024 | Resale |
| WILKIE 80 | 9 | CCR | 1 | 01-05 | 560 | $1,055,000 | $1,885 | $1,885 | May 2024 | Resale |
| WILKIE 80 | 9 | CCR | 1 | 01-05 | 431 | $835,000 | $1,939 | $1,939 | Jul 2023 | Resale |
| WILKIE 80 | 9 | CCR | 1 | 01-05 | 431 | $832,000 | $1,932 | $1,932 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.