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 |
|---|---|---|---|---|---|---|---|---|---|---|
| 18 WOODSVILLE | 13 | RCR | 1 | 06-10 | 495 | $890,000 | $1,797 | $1,797 | Apr 2026 | Resale |
| 18 WOODSVILLE | 13 | RCR | 2 | 06-10 | 818 | $1,460,000 | $1,785 | $1,785 | Oct 2025 | Resale |
| 18 WOODSVILLE | 13 | RCR | 1 | 06-10 | 495 | $895,000 | $1,808 | $1,808 | Aug 2025 | Resale |
| 18 WOODSVILLE | 13 | RCR | 1 | 01-05 | 495 | $875,000 | $1,767 | $1,767 | Jun 2025 | Resale |
| 18 WOODSVILLE | 13 | RCR | 1 | 11-15 | 495 | $908,888 | $1,836 | $1,836 | Jun 2025 | Resale |
| 18 WOODSVILLE | 13 | RCR | 1 | 01-05 | 495 | $885,000 | $1,787 | $1,787 | Jan 2025 | Resale |
| 18 WOODSVILLE | 13 | RCR | 1 | 06-10 | 495 | $918,000 | $1,854 | $1,854 | Nov 2024 | Resale |
| 18 WOODSVILLE | 13 | RCR | 1 | 06-10 | 495 | $883,000 | $1,783 | $1,783 | Oct 2024 | Resale |
| 18 WOODSVILLE | 13 | RCR | 3 | 01-05 | 915 | $1,520,000 | $1,661 | $1,661 | Aug 2024 | Resale |
| 18 WOODSVILLE | 13 | RCR | 1 | 11-15 | 850 | $1,250,000 | $1,470 | $1,470 | Jun 2024 | Resale |
| 18 WOODSVILLE | 13 | RCR | 2 | 01-05 | 732 | $1,280,000 | $1,749 | $1,749 | Jun 2024 | Resale |
| 18 WOODSVILLE | 13 | RCR | 1 | 11-15 | 495 | $907,000 | $1,832 | $1,832 | Jan 2024 | Resale |
| 18 WOODSVILLE | 13 | RCR | 2 | 06-10 | 732 | $1,230,000 | $1,680 | $1,680 | Nov 2023 | Resale |
| 18 WOODSVILLE | 13 | RCR | 3 | 01-05 | 915 | $1,528,888 | $1,671 | $1,671 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.