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 |
|---|---|---|---|---|---|---|---|---|---|---|
| BELGRAVIA VILLAS | 28 | OCR | 5* | - | 3,767 | $4,238,000 | $1,125 | $1,125 | Feb 2026 | Resale |
| BELGRAVIA VILLAS | 28 | OCR | 5* | - | 3,584 | $3,968,000 | $1,107 | $1,107 | Jan 2026 | Resale |
| BELGRAVIA VILLAS | 28 | OCR | 5* | - | 3,520 | $3,820,000 | $1,085 | $1,085 | Sep 2025 | Resale |
| BELGRAVIA VILLAS | 28 | OCR | 5* | - | 3,584 | $3,820,000 | $1,066 | $1,066 | Jul 2025 | Resale |
| BELGRAVIA VILLAS | 28 | OCR | 5* | - | 3,584 | $3,770,000 | $1,052 | $1,052 | Jul 2025 | Resale |
| BELGRAVIA VILLAS | 28 | OCR | 5* | - | 3,649 | $3,700,000 | $1,014 | $1,014 | May 2025 | Resale |
| BELGRAVIA VILLAS | 28 | OCR | 5* | - | 3,584 | $3,715,000 | $1,036 | $1,036 | Mar 2025 | Resale |
| BELGRAVIA VILLAS | 28 | OCR | 5* | - | 3,584 | $3,750,000 | $1,046 | $1,046 | Dec 2024 | Resale |
| BELGRAVIA VILLAS | 28 | OCR | 5* | - | 3,584 | $3,760,000 | $1,049 | $1,049 | Dec 2024 | Resale |
| BELGRAVIA VILLAS | 28 | OCR | 5* | - | 3,584 | $3,680,000 | $1,027 | $1,027 | Nov 2024 | Resale |
| BELGRAVIA VILLAS | 28 | OCR | 5* | - | 3,767 | $3,890,000 | $1,033 | $1,033 | Sep 2024 | Resale |
| BELGRAVIA VILLAS | 28 | OCR | 5* | - | 3,584 | $3,750,000 | $1,046 | $1,046 | Sep 2024 | Resale |
| BELGRAVIA VILLAS | 28 | OCR | 5* | - | 3,584 | $3,730,000 | $1,041 | $1,041 | Jul 2024 | Resale |
| BELGRAVIA VILLAS | 28 | OCR | 5* | - | 3,584 | $3,638,000 | $1,015 | $1,015 | May 2024 | Resale |
| BELGRAVIA VILLAS | 28 | OCR | 5* | - | 3,584 | $3,515,000 | $981 | $981 | Mar 2024 | Resale |
| BELGRAVIA VILLAS | 28 | OCR | 5* | - | 3,584 | $3,750,000 | $1,046 | $1,046 | Mar 2024 | Resale |
| BELGRAVIA VILLAS | 28 | OCR | 5* | - | 3,584 | $3,700,000 | $1,032 | $1,032 | Feb 2024 | Resale |
| BELGRAVIA VILLAS | 28 | OCR | 5* | - | 3,584 | $3,480,000 | $971 | $971 | Feb 2024 | Resale |
| BELGRAVIA VILLAS | 28 | OCR | 5* | - | 3,584 | $3,518,000 | $981 | $981 | Jan 2024 | Resale |
| BELGRAVIA VILLAS | 28 | OCR | 5* | - | 3,767 | $3,750,000 | $995 | $995 | Dec 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.