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 |
|---|---|---|---|---|---|---|---|---|---|---|
| YONG AN PARK | 9 | CCR | 5* | 06-10 | 3,229 | $7,000,000 | $2,168 | $2,168 | Feb 2026 | Resale |
| YONG AN PARK | 9 | CCR | 3* | 01-05 | 1,023 | $2,300,000 | $2,249 | $2,249 | Nov 2025 | Resale |
| YONG AN PARK | 9 | CCR | 5* | 11-15 | 3,434 | $9,100,000 | $2,650 | $2,650 | Sep 2025 | Resale |
| YONG AN PARK | 9 | CCR | 5* | 11-15 | 3,111 | $7,000,000 | $2,250 | $2,250 | May 2025 | Resale |
| YONG AN PARK | 9 | CCR | 5* | 21-25 | 3,111 | $7,280,000 | $2,340 | $2,340 | Mar 2025 | Resale |
| YONG AN PARK | 9 | CCR | 5* | 21-25 | 6,878 | $15,000,000 | $2,181 | $2,181 | Feb 2025 | Resale |
| YONG AN PARK | 9 | CCR | 5* | 11-15 | 3,434 | $8,600,000 | $2,505 | $2,505 | Aug 2024 | Resale |
| YONG AN PARK | 9 | CCR | 5* | 16-20 | 3,111 | $6,900,000 | $2,218 | $2,218 | Jun 2024 | Resale |
| YONG AN PARK | 9 | CCR | 5* | 11-15 | 3,434 | $8,480,000 | $2,470 | $2,470 | Apr 2024 | Resale |
| YONG AN PARK | 9 | CCR | 5* | 06-10 | 1,765 | $4,200,000 | $2,379 | $2,379 | Feb 2024 | Resale |
| YONG AN PARK | 9 | CCR | 5* | 16-20 | 3,434 | $8,300,000 | $2,417 | $2,417 | Nov 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.