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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ZENITH | 10 | CCR | 1 | 01-05 | 474 | $975,000 | $2,059 | $2,167 | Sep 2025 | Resale |
| ZENITH | 10 | CCR | 2 | 06-10 | 743 | $1,750,000 | $2,356 | $2,480 | Jun 2025 | Resale |
| ZENITH | 10 | CCR | 1 | 06-10 | 474 | $1,048,000 | $2,213 | $2,329 | Apr 2025 | Resale |
| ZENITH | 10 | CCR | 2 | 11-15 | 743 | $1,750,000 | $2,356 | $2,480 | Mar 2025 | Resale |
| ZENITH | 10 | CCR | 1 | 06-10 | 570 | $1,195,000 | $2,095 | $2,205 | Dec 2024 | Resale |
| ZENITH | 10 | CCR | 1 | 06-10 | 592 | $1,250,000 | $2,111 | $2,222 | Sep 2024 | Resale |
| ZENITH | 10 | CCR | 1 | 11-15 | 560 | $1,200,000 | $2,144 | $2,257 | Aug 2024 | Resale |
| ZENITH | 10 | CCR | 1 | 11-15 | 560 | $1,188,000 | $2,122 | $2,234 | Jul 2024 | Resale |
| ZENITH | 10 | CCR | 2 | 11-15 | 743 | $1,770,000 | $2,383 | $2,508 | Jun 2024 | Resale |
| ZENITH | 10 | CCR | 2 | 11-15 | 743 | $1,680,000 | $2,262 | $2,381 | Oct 2023 | Resale |
| ZENITH | 10 | CCR | 1 | 11-15 | 560 | $1,180,000 | $2,108 | $2,219 | Oct 2023 | Resale |
| ZENITH | 10 | CCR | 2 | 11-15 | 743 | $1,600,000 | $2,154 | $2,267 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.