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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ZYANYA | 14 | RCR | 3 | 06-10 | 1,044 | $1,500,000 | $1,437 | $1,437 | Dec 2025 | New Sale |
| ZYANYA | 14 | RCR | 3 | 06-10 | 1,044 | $2,210,000 | $2,117 | $2,117 | Nov 2025 | New Sale |
| ZYANYA | 14 | RCR | 4 | 01-05 | 1,195 | $2,367,961 | $1,982 | $1,982 | Aug 2025 | New Sale |
| ZYANYA | 14 | RCR | 4 | 06-10 | 1,195 | $2,441,971 | $2,044 | $2,044 | May 2025 | New Sale |
| ZYANYA | 14 | RCR | 4 | 06-10 | 1,195 | $2,407,900 | $2,015 | $2,015 | Jan 2025 | New Sale |
| ZYANYA | 14 | RCR | 3 | 06-10 | 893 | $1,894,000 | $2,120 | $2,120 | Dec 2024 | New Sale |
| ZYANYA | 14 | RCR | 3 | 06-10 | 893 | $1,866,000 | $2,089 | $2,089 | Sep 2024 | New Sale |
| ZYANYA | 14 | RCR | 4 | 01-05 | 1,313 | $2,498,700 | $1,903 | $1,903 | Apr 2024 | New Sale |
| ZYANYA | 14 | RCR | 3 | 01-05 | 1,023 | $1,918,400 | $1,876 | $1,876 | Sep 2023 | New Sale |
| ZYANYA | 14 | RCR | 3 | 06-10 | 1,023 | $1,938,000 | $1,895 | $1,895 | Aug 2023 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.