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 MANSIONS | 14 | RCR | 3* | 06-10 | 1,141 | $1,080,000 | $947 | $947 | Apr 2026 | Resale |
| WING FONG MANSIONS | 14 | RCR | 2 | 01-05 | 947 | $1,118,000 | $1,180 | $1,180 | Dec 2025 | Resale |
| WING FONG MANSIONS | 14 | RCR | 3* | 01-05 | 1,141 | $1,200,000 | $1,052 | $1,052 | Dec 2025 | Resale |
| WING FONG MANSIONS | 14 | RCR | 3* | 06-10 | 1,141 | $1,230,000 | $1,078 | $1,078 | Oct 2025 | Resale |
| WING FONG MANSIONS | 14 | RCR | 3 | 01-05 | 1,163 | $1,200,000 | $1,032 | $1,032 | Aug 2025 | Resale |
| WING FONG MANSIONS | 14 | RCR | 3 | 01-05 | 1,238 | $1,290,000 | $1,042 | $1,042 | Aug 2025 | Resale |
| WING FONG MANSIONS | 14 | RCR | 3 | 01-05 | 1,227 | $1,220,000 | $994 | $994 | Dec 2024 | Resale |
| WING FONG MANSIONS | 14 | RCR | 3 | 01-05 | 1,130 | $1,150,000 | $1,018 | $1,018 | Nov 2024 | Resale |
| WING FONG MANSIONS | 14 | RCR | 3 | 01-05 | 1,130 | $1,140,000 | $1,009 | $1,009 | Oct 2024 | Resale |
| WING FONG MANSIONS | 14 | RCR | 3 | 01-05 | 1,130 | $1,120,000 | $991 | $991 | Aug 2024 | Resale |
| WING FONG MANSIONS | 14 | RCR | 3 | 06-10 | 1,238 | $1,238,000 | $1,000 | $1,000 | Jul 2024 | Resale |
| WING FONG MANSIONS | 14 | RCR | 3 | 01-05 | 1,130 | $1,139,000 | $1,008 | $1,008 | May 2024 | Resale |
| WING FONG MANSIONS | 14 | RCR | 2 | 01-05 | 958 | $1,020,000 | $1,065 | $1,065 | Apr 2024 | Resale |
| WING FONG MANSIONS | 14 | RCR | 3 | 01-05 | 1,238 | $1,200,000 | $969 | $969 | Mar 2024 | Resale |
| WING FONG MANSIONS | 14 | RCR | 2 | 01-05 | 990 | $1,068,000 | $1,078 | $1,078 | Feb 2024 | Resale |
| WING FONG MANSIONS | 14 | RCR | 2 | 01-05 | 947 | $1,100,000 | $1,161 | $1,161 | Dec 2023 | Resale |
| WING FONG MANSIONS | 14 | RCR | 3 | 01-05 | 1,270 | $1,230,000 | $968 | $968 | Aug 2023 | Resale |
| WING FONG MANSIONS | 14 | RCR | 3 | 06-10 | 1,238 | $1,188,888 | $960 | $960 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.