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 |
|---|---|---|---|---|---|---|---|---|---|---|
| WING FONG COURT | 14 | RCR | 2 | 01-05 | 1,055 | $1,065,000 | $1,010 | $1,010 | Sep 2025 | Resale |
| WING FONG COURT | 14 | RCR | 2 | 01-05 | 1,055 | $1,000,000 | $948 | $948 | Apr 2025 | Resale |
| WING FONG COURT | 14 | RCR | 2 | 06-10 | 1,066 | $1,080,000 | $1,013 | $1,013 | Mar 2025 | Resale |
| WING FONG COURT | 14 | RCR | 2 | 01-05 | 958 | $970,000 | $1,013 | $1,013 | Nov 2024 | Resale |
| WING FONG COURT | 14 | RCR | 2 | 01-05 | 958 | $935,000 | $976 | $976 | Aug 2024 | Resale |
| WING FONG COURT | 14 | RCR | 2 | 06-10 | 1,055 | $1,050,000 | $995 | $995 | Jun 2024 | Resale |
| WING FONG COURT | 14 | RCR | 2 | 01-05 | 990 | $968,000 | $978 | $978 | Apr 2024 | Resale |
| WING FONG COURT | 14 | RCR | 2 | 06-10 | 947 | $985,000 | $1,040 | $1,040 | Mar 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.