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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ZYON GRAND | 3 | RCR | 1 | 51-55 | 474 | $1,511,000 | $3,190 | $3,330 | Jun 2026 | New Sale |
| ZYON GRAND | 3 | RCR | 3 | 56-60 | 818 | $2,807,000 | $3,431 | $3,581 | Jun 2026 | New Sale |
| ZYON GRAND | 3 | RCR | 3 | 51-55 | 818 | $2,752,000 | $3,364 | $3,511 | May 2026 | New Sale |
| ZYON GRAND | 3 | RCR | 3 | 51-55 | 818 | $2,746,000 | $3,357 | $3,504 | May 2026 | New Sale |
| ZYON GRAND | 3 | RCR | 2 | 51-55 | 721 | $2,355,000 | $3,265 | $3,408 | Apr 2026 | New Sale |
| ZYON GRAND | 3 | RCR | 3 | 51-55 | 818 | $2,758,000 | $3,371 | $3,519 | Apr 2026 | New Sale |
| ZYON GRAND | 3 | RCR | 3 | 46-50 | 818 | $2,740,000 | $3,349 | $3,496 | Apr 2026 | New Sale |
| ZYON GRAND | 3 | RCR | 3 | 51-55 | 818 | $2,770,000 | $3,386 | $3,534 | Apr 2026 | New Sale |
| ZYON GRAND | 3 | RCR | 4 | 31-35 | 1,421 | $4,531,000 | $3,189 | $3,329 | Mar 2026 | New Sale |
| ZYON GRAND | 3 | RCR | 4 | 26-30 | 1,421 | $4,507,000 | $3,172 | $3,311 | Mar 2026 | New Sale |
| ZYON GRAND | 3 | RCR | 4 | 31-35 | 1,421 | $4,543,000 | $3,197 | $3,337 | Mar 2026 | New Sale |
| ZYON GRAND | 3 | RCR | 2 | 51-55 | 721 | $2,351,000 | $3,260 | $3,403 | Mar 2026 | New Sale |
| ZYON GRAND | 3 | RCR | 2 | 46-50 | 721 | $2,327,000 | $3,227 | $3,368 | Mar 2026 | New Sale |
| ZYON GRAND | 3 | RCR | 2 | 46-50 | 721 | $2,339,000 | $3,243 | $3,385 | Mar 2026 | New Sale |
| ZYON GRAND | 3 | RCR | 1 | 31-35 | 474 | $1,450,000 | $3,062 | $3,196 | Mar 2026 | New Sale |
| ZYON GRAND | 3 | RCR | 4 | 41-45 | 1,615 | $5,424,000 | $3,359 | $3,506 | Feb 2026 | New Sale |
| ZYON GRAND | 3 | RCR | 3 | 61-65 | 1,076 | $3,724,000 | $3,460 | $3,612 | Feb 2026 | New Sale |
| ZYON GRAND | 3 | RCR | 2 | 46-50 | 721 | $2,343,000 | $3,249 | $3,391 | Feb 2026 | New Sale |
| ZYON GRAND | 3 | RCR | 3 | 61-65 | 818 | $2,813,000 | $3,439 | $3,590 | Jan 2026 | New Sale |
| ZYON GRAND | 3 | RCR | 2 | 46-50 | 721 | $2,335,000 | $3,238 | $3,380 | Jan 2026 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.