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 |
|---|---|---|---|---|---|---|---|---|---|---|
| CHESTERVALE | 23 | OCR | 3 | 06-10 | 1,259 | $1,240,000 | $985 | $1,206 | Mar 2026 | Resale |
| CHESTERVALE | 23 | OCR | 3 | 06-10 | 1,259 | $1,310,000 | $1,040 | $1,273 | Jan 2026 | Resale |
| CHESTERVALE | 23 | OCR | 3 | 06-10 | 1,399 | $1,520,000 | $1,086 | $1,329 | Sep 2025 | Resale |
| CHESTERVALE | 23 | OCR | 3 | 06-10 | 1,410 | $1,410,000 | $1,000 | $1,224 | Aug 2025 | Resale |
| CHESTERVALE | 23 | OCR | 3 | 11-15 | 1,410 | $1,518,888 | $1,077 | $1,318 | Jul 2025 | Resale |
| CHESTERVALE | 23 | OCR | 3 | 06-10 | 1,259 | $1,250,000 | $993 | $1,215 | Jun 2025 | Resale |
| CHESTERVALE | 23 | OCR | 3 | 11-15 | 1,259 | $1,300,000 | $1,032 | $1,263 | Jun 2025 | Resale |
| CHESTERVALE | 23 | OCR | 3 | 01-05 | 1,432 | $1,380,000 | $964 | $1,180 | May 2025 | Resale |
| CHESTERVALE | 23 | OCR | 3 | 11-15 | 1,259 | $1,280,000 | $1,016 | $1,244 | Apr 2025 | Resale |
| CHESTERVALE | 23 | OCR | 3 | 06-10 | 1,410 | $1,530,000 | $1,085 | $1,328 | Mar 2025 | Resale |
| CHESTERVALE | 23 | OCR | 3 | 06-10 | 1,432 | $1,500,000 | $1,048 | $1,283 | Feb 2025 | Resale |
| CHESTERVALE | 23 | OCR | 3 | 16-20 | 1,410 | $1,500,000 | $1,064 | $1,302 | Jan 2025 | Resale |
| CHESTERVALE | 23 | OCR | 3 | 11-15 | 1,432 | $1,430,000 | $999 | $1,223 | Nov 2024 | Resale |
| CHESTERVALE | 23 | OCR | 3 | 01-05 | 1,410 | $1,158,000 | $821 | $1,005 | Sep 2024 | Resale |
| CHESTERVALE | 23 | OCR | 3 | 01-05 | 1,259 | $1,250,000 | $993 | $1,215 | Aug 2024 | Resale |
| CHESTERVALE | 23 | OCR | 3 | 11-15 | 1,259 | $1,200,000 | $953 | $1,166 | Jun 2024 | Resale |
| CHESTERVALE | 23 | OCR | 3 | 01-05 | 1,410 | $1,355,000 | $961 | $1,176 | May 2024 | Resale |
| CHESTERVALE | 23 | OCR | 3 | 01-05 | 1,259 | $1,240,000 | $985 | $1,206 | May 2024 | Resale |
| CHESTERVALE | 23 | OCR | 3 | 11-15 | 1,442 | $1,430,000 | $991 | $1,213 | May 2024 | Resale |
| CHESTERVALE | 23 | OCR | 3 | 06-10 | 1,259 | $1,300,000 | $1,032 | $1,263 | Apr 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.