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 |
|---|---|---|---|---|---|---|---|---|---|---|
| DALLA VALE | 26 | OCR | 5* | - | 3,261 | $2,900,000 | $889 | $889 | Oct 2025 | Resale |
| DALLA VALE | 26 | OCR | 5* | - | 3,261 | $3,340,000 | $1,024 | $1,024 | Sep 2025 | Resale |
| DALLA VALE | 26 | OCR | 5* | - | 3,261 | $3,180,000 | $975 | $975 | Aug 2025 | Resale |
| DALLA VALE | 26 | OCR | 5* | - | 3,261 | $3,120,000 | $957 | $957 | Jul 2025 | Resale |
| DALLA VALE | 26 | OCR | 5* | - | 3,261 | $3,300,000 | $1,012 | $1,012 | Jul 2025 | Resale |
| DALLA VALE | 26 | OCR | 5* | - | 3,229 | $3,340,000 | $1,034 | $1,034 | Jun 2025 | Resale |
| DALLA VALE | 26 | OCR | 5* | - | 3,218 | $3,080,000 | $957 | $957 | Nov 2024 | Resale |
| DALLA VALE | 26 | OCR | 5* | - | 3,261 | $3,180,000 | $975 | $975 | Feb 2024 | Resale |
| DALLA VALE | 26 | OCR | 5* | - | 3,100 | $3,000,000 | $968 | $968 | Dec 2023 | Resale |
| DALLA VALE | 26 | OCR | 5* | - | 3,261 | $3,000,000 | $920 | $920 | Dec 2023 | Resale |
| DALLA VALE | 26 | OCR | 5* | - | 3,283 | $3,000,000 | $914 | $914 | Dec 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.