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 |
|---|---|---|---|---|---|---|---|---|---|---|
| BLISS@KOVAN | 19 | OCR | 4* | 01-05 | 1,313 | $2,150,000 | $1,637 | $1,637 | Mar 2026 | Resale |
| BLISS@KOVAN | 19 | OCR | 5* | 01-05 | 2,174 | $2,620,000 | $1,205 | $1,205 | Dec 2025 | Resale |
| BLISS@KOVAN | 19 | OCR | 2* | 01-05 | 840 | $1,450,000 | $1,727 | $1,727 | Oct 2025 | Resale |
| BLISS@KOVAN | 19 | OCR | 3* | 01-05 | 1,249 | $2,380,000 | $1,906 | $1,906 | May 2025 | Resale |
| BLISS@KOVAN | 19 | OCR | 5* | 01-05 | 2,217 | $2,530,000 | $1,141 | $1,141 | Apr 2025 | Resale |
| BLISS@KOVAN | 19 | OCR | 3* | 01-05 | 926 | $1,600,000 | $1,728 | $1,728 | Jan 2025 | Resale |
| BLISS@KOVAN | 19 | OCR | 2* | 01-05 | 840 | $1,485,000 | $1,769 | $1,769 | Nov 2024 | Resale |
| BLISS@KOVAN | 19 | OCR | 1* | 01-05 | 592 | $940,000 | $1,588 | $1,588 | Nov 2024 | Resale |
| BLISS@KOVAN | 19 | OCR | 5* | 01-05 | 2,174 | $2,528,888 | $1,163 | $1,163 | Sep 2024 | Resale |
| BLISS@KOVAN | 19 | OCR | 1* | 01-05 | 592 | $928,000 | $1,568 | $1,568 | May 2024 | Resale |
| BLISS@KOVAN | 19 | OCR | 3* | 01-05 | 1,227 | $1,948,000 | $1,588 | $1,588 | Jan 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.