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 |
|---|---|---|---|---|---|---|---|---|---|---|
| BELLE VUE RESIDENCES | 9 | CCR | 3 | 01-05 | 1,830 | $4,100,000 | $2,241 | $2,241 | Apr 2026 | Resale |
| BELLE VUE RESIDENCES | 9 | CCR | 3 | 01-05 | 1,841 | $3,800,000 | $2,065 | $2,065 | Jan 2026 | Resale |
| BELLE VUE RESIDENCES | 9 | CCR | 3 | 01-05 | 1,981 | $4,150,000 | $2,095 | $2,095 | Jan 2026 | Resale |
| BELLE VUE RESIDENCES | 9 | CCR | 4 | 01-05 | 2,120 | $4,600,000 | $2,169 | $2,169 | Dec 2025 | Resale |
| BELLE VUE RESIDENCES | 9 | CCR | 3 | 01-05 | 1,830 | $4,026,000 | $2,200 | $2,200 | Oct 2025 | Resale |
| BELLE VUE RESIDENCES | 9 | CCR | 3 | 01-05 | 1,938 | $4,191,600 | $2,163 | $2,163 | Jul 2025 | Resale |
| BELLE VUE RESIDENCES | 9 | CCR | 4 | 01-05 | 2,443 | $4,880,000 | $1,997 | $1,997 | Jul 2025 | Resale |
| BELLE VUE RESIDENCES | 9 | CCR | 5* | 01-05 | 5,425 | $7,950,000 | $1,465 | $1,465 | Jul 2025 | Resale |
| BELLE VUE RESIDENCES | 9 | CCR | 2 | 01-05 | 1,378 | $3,088,000 | $2,241 | $2,241 | Jun 2025 | Resale |
| BELLE VUE RESIDENCES | 9 | CCR | 5* | 01-05 | 2,626 | $4,880,000 | $1,858 | $1,858 | Apr 2025 | Resale |
| BELLE VUE RESIDENCES | 9 | CCR | 4 | 01-05 | 2,303 | $5,450,000 | $2,366 | $2,366 | Mar 2025 | Resale |
| BELLE VUE RESIDENCES | 9 | CCR | 3 | 01-05 | 1,927 | $4,000,000 | $2,076 | $2,076 | Mar 2025 | Resale |
| BELLE VUE RESIDENCES | 9 | CCR | 4 | 01-05 | 2,347 | $5,250,000 | $2,237 | $2,237 | Mar 2025 | Resale |
| BELLE VUE RESIDENCES | 9 | CCR | 2 | 01-05 | 1,378 | $2,933,000 | $2,129 | $2,129 | Feb 2025 | Resale |
| BELLE VUE RESIDENCES | 9 | CCR | 2 | 01-05 | 2,368 | $4,050,000 | $1,710 | $1,710 | Aug 2024 | Resale |
| BELLE VUE RESIDENCES | 9 | CCR | 3 | 01-05 | 1,981 | $4,200,000 | $2,121 | $2,121 | Aug 2024 | Resale |
| BELLE VUE RESIDENCES | 9 | CCR | 4 | 01-05 | 2,530 | $5,150,000 | $2,036 | $2,036 | Apr 2024 | Resale |
| BELLE VUE RESIDENCES | 9 | CCR | 4 | 01-05 | 3,832 | $6,500,000 | $1,696 | $1,696 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.