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 |
|---|---|---|---|---|---|---|---|---|---|---|
| DENG FU VILLE | 14 | OCR | 3* | 01-05 | 958 | $1,510,000 | $1,576 | $1,576 | Jan 2026 | Resale |
| DENG FU VILLE | 14 | OCR | 3* | 01-05 | 1,001 | $1,670,000 | $1,668 | $1,668 | Oct 2025 | Resale |
| DENG FU VILLE | 14 | OCR | 3* | 01-05 | 1,119 | $1,830,000 | $1,635 | $1,635 | Sep 2025 | Resale |
| DENG FU VILLE | 14 | OCR | 4* | 01-05 | 1,421 | $2,358,000 | $1,660 | $1,660 | Apr 2025 | Resale |
| DENG FU VILLE | 14 | OCR | 3* | 01-05 | 1,130 | $1,835,000 | $1,624 | $1,624 | Feb 2025 | Resale |
| DENG FU VILLE | 14 | OCR | 3* | 01-05 | 1,119 | $1,850,000 | $1,653 | $1,653 | Jun 2024 | Resale |
| DENG FU VILLE | 14 | OCR | 3* | 01-05 | 1,195 | $1,780,000 | $1,490 | $1,490 | Mar 2024 | Resale |
| DENG FU VILLE | 14 | OCR | 3* | 01-05 | 1,152 | $1,750,000 | $1,519 | $1,519 | Mar 2024 | Resale |
| DENG FU VILLE | 14 | OCR | 3* | 01-05 | 1,098 | $1,615,000 | $1,471 | $1,471 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.