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 |
|---|---|---|---|---|---|---|---|---|---|---|
| BEDOKVILLE | 16 | OCR | 5* | - | 3,449 | $5,000,000 | $1,450 | $1,526 | Feb 2026 | Resale |
| BEDOKVILLE | 16 | OCR | 5* | - | 3,470 | $5,200,000 | $1,498 | $1,577 | Dec 2025 | Resale |
| BEDOKVILLE | 16 | OCR | 5* | - | 3,571 | $6,850,000 | $1,918 | $1,918 | Dec 2025 | Resale |
| BEDOKVILLE | 16 | OCR | 5* | - | 4,322 | $6,100,000 | $1,411 | $1,411 | May 2025 | Resale |
| BEDOKVILLE | 16 | OCR | 5* | - | 3,654 | $6,180,000 | $1,691 | $1,780 | May 2025 | Resale |
| BEDOKVILLE | 16 | OCR | 5* | - | 3,325 | $4,980,000 | $1,498 | $1,577 | Apr 2025 | Resale |
| BEDOKVILLE | 16 | OCR | 5* | - | 6,238 | $7,000,000 | $1,122 | $1,122 | Feb 2025 | Resale |
| BEDOKVILLE | 16 | OCR | 5* | - | 1,752 | $3,900,000 | $2,226 | $2,226 | May 2024 | Resale |
| BEDOKVILLE | 16 | OCR | 5* | - | 4,548 | $6,120,000 | $1,346 | $1,417 | Apr 2024 | Resale |
| BEDOKVILLE | 16 | OCR | 5* | - | 3,500 | $5,250,000 | $1,500 | $1,579 | Apr 2024 | Resale |
| BEDOKVILLE | 16 | OCR | 5* | - | 2,156 | $4,500,000 | $2,087 | $2,087 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.