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 |
|---|---|---|---|---|---|---|---|---|---|---|
| CITYVISTA RESIDENCES | 9 | CCR | 4 | 06-10 | 2,788 | $6,000,000 | $2,152 | $2,152 | Mar 2026 | Resale |
| CITYVISTA RESIDENCES | 9 | CCR | 4 | 11-15 | 2,809 | $6,000,000 | $2,136 | $2,136 | Feb 2026 | Resale |
| CITYVISTA RESIDENCES | 9 | CCR | 3 | 01-05 | 2,120 | $4,318,000 | $2,036 | $2,036 | Jan 2026 | Resale |
| CITYVISTA RESIDENCES | 9 | CCR | 4 | 11-15 | 2,626 | $5,500,000 | $2,094 | $2,094 | Sep 2025 | Resale |
| CITYVISTA RESIDENCES | 9 | CCR | 3 | 01-05 | 2,142 | $4,350,000 | $2,031 | $2,031 | Sep 2025 | Resale |
| CITYVISTA RESIDENCES | 9 | CCR | 4 | 06-10 | 2,626 | $5,380,000 | $2,048 | $2,048 | Jun 2025 | Resale |
| CITYVISTA RESIDENCES | 9 | CCR | 4 | 11-15 | 2,626 | $5,480,000 | $2,087 | $2,087 | Jun 2025 | Resale |
| CITYVISTA RESIDENCES | 9 | CCR | 3 | 01-05 | 2,120 | $4,130,000 | $1,948 | $1,948 | Jun 2025 | Resale |
| CITYVISTA RESIDENCES | 9 | CCR | 4 | 16-20 | 2,626 | $5,550,000 | $2,113 | $2,113 | Dec 2024 | Resale |
| CITYVISTA RESIDENCES | 9 | CCR | 4 | 16-20 | 2,809 | $5,800,000 | $2,065 | $2,065 | May 2024 | Resale |
| CITYVISTA RESIDENCES | 9 | CCR | 3 | 01-05 | 2,142 | $4,080,000 | $1,905 | $1,905 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.