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 |
|---|---|---|---|---|---|---|---|---|---|---|
| AUSTVILLE RESIDENCES | 19 | OCR | 3 | 01-05 | 1,087 | $1,300,000 | $1,196 | $1,366 | Apr 2026 | Resale |
| AUSTVILLE RESIDENCES | 19 | OCR | 3 | 11-15 | 1,023 | $1,375,000 | $1,345 | $1,537 | Apr 2026 | Resale |
| AUSTVILLE RESIDENCES | 19 | OCR | 3 | 01-05 | 1,098 | $1,410,000 | $1,284 | $1,467 | Mar 2026 | Resale |
| AUSTVILLE RESIDENCES | 19 | OCR | 2 | 01-05 | 786 | $1,050,000 | $1,336 | $1,526 | Mar 2026 | Resale |
| AUSTVILLE RESIDENCES | 19 | OCR | 3 | 01-05 | 1,033 | $1,370,000 | $1,326 | $1,515 | Feb 2026 | Resale |
| AUSTVILLE RESIDENCES | 19 | OCR | 3 | 16-20 | 1,033 | $1,417,000 | $1,371 | $1,566 | Feb 2026 | Resale |
| AUSTVILLE RESIDENCES | 19 | OCR | 3 | 11-15 | 1,033 | $1,490,000 | $1,442 | $1,647 | Feb 2026 | Resale |
| AUSTVILLE RESIDENCES | 19 | OCR | 4 | 06-10 | 1,227 | $1,650,000 | $1,345 | $1,537 | Dec 2025 | Resale |
| AUSTVILLE RESIDENCES | 19 | OCR | 3 | 01-05 | 1,152 | $1,650,000 | $1,433 | $1,637 | Dec 2025 | Resale |
| AUSTVILLE RESIDENCES | 19 | OCR | 3 | 06-10 | 1,033 | $1,378,000 | $1,334 | $1,524 | Nov 2025 | Resale |
| AUSTVILLE RESIDENCES | 19 | OCR | 3 | 01-05 | 1,098 | $1,450,000 | $1,321 | $1,509 | Nov 2025 | Resale |
| AUSTVILLE RESIDENCES | 19 | OCR | 2 | 16-20 | 1,216 | $1,255,888 | $1,033 | $1,180 | Nov 2025 | Resale |
| AUSTVILLE RESIDENCES | 19 | OCR | 3 | 11-15 | 1,023 | $1,443,888 | $1,412 | $1,613 | Oct 2025 | Resale |
| AUSTVILLE RESIDENCES | 19 | OCR | 2 | 01-05 | 807 | $1,035,000 | $1,282 | $1,465 | Oct 2025 | Resale |
| AUSTVILLE RESIDENCES | 19 | OCR | 3 | 06-10 | 1,033 | $1,380,000 | $1,335 | $1,525 | Oct 2025 | Resale |
| AUSTVILLE RESIDENCES | 19 | OCR | 2 | 11-15 | 807 | $1,115,000 | $1,381 | $1,578 | Sep 2025 | Resale |
| AUSTVILLE RESIDENCES | 19 | OCR | 3 | 01-05 | 1,033 | $1,370,000 | $1,326 | $1,515 | Aug 2025 | Resale |
| AUSTVILLE RESIDENCES | 19 | OCR | 3 | 11-15 | 1,033 | $1,500,000 | $1,452 | $1,659 | Aug 2025 | Resale |
| AUSTVILLE RESIDENCES | 19 | OCR | 3 | 11-15 | 1,023 | $1,450,000 | $1,418 | $1,620 | Aug 2025 | Resale |
| AUSTVILLE RESIDENCES | 19 | OCR | 2 | 16-20 | 807 | $1,095,000 | $1,356 | $1,549 | Aug 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.