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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| AVILA GARDENS | 17 | OCR | 3 | 01-05 | 1,324 | $1,550,000 | $1,171 | — | Mar 2026 | Resale |
| AVILA GARDENS | 17 | OCR | 2* | 01-05 | 893 | $1,055,000 | $1,181 | — | Feb 2026 | Resale |
| AVILA GARDENS | 17 | OCR | 4* | 01-05 | 1,281 | $1,500,000 | $1,171 | — | Nov 2025 | Resale |
| AVILA GARDENS | 17 | OCR | 4* | 01-05 | 1,302 | $1,580,000 | $1,213 | — | Aug 2025 | Resale |
| AVILA GARDENS | 17 | OCR | 3* | 01-05 | 1,141 | $1,320,000 | $1,157 | — | Jul 2025 | Resale |
| AVILA GARDENS | 17 | OCR | 3 | 01-05 | 1,324 | $1,610,000 | $1,216 | — | Apr 2025 | Resale |
| AVILA GARDENS | 17 | OCR | 3 | 01-05 | 1,324 | $1,600,000 | $1,208 | — | Mar 2025 | Resale |
| AVILA GARDENS | 17 | OCR | 4* | 01-05 | 1,302 | $1,450,000 | $1,113 | — | Aug 2024 | Resale |
| AVILA GARDENS | 17 | OCR | 3 | 01-05 | 1,324 | $1,480,000 | $1,118 | — | Jul 2024 | Resale |
| AVILA GARDENS | 17 | OCR | 2* | 01-05 | 893 | $1,020,000 | $1,142 | — | Jun 2024 | Resale |
| AVILA GARDENS | 17 | OCR | 3 | 01-05 | 1,324 | $1,500,000 | $1,133 | — | May 2024 | Resale |
| AVILA GARDENS | 17 | OCR | 3 | 01-05 | 1,755 | $1,900,000 | $1,083 | — | May 2024 | Resale |
| AVILA GARDENS | 17 | OCR | 2* | 01-05 | 893 | $1,100,000 | $1,231 | — | Oct 2023 | Resale |
| AVILA GARDENS | 17 | OCR | 3 | 06-10 | 1,324 | $1,380,000 | $1,042 | — | Aug 2023 | Resale |
| AVILA GARDENS | 17 | OCR | 4* | 06-10 | 1,281 | $1,600,000 | $1,249 | — | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.