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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| EAST VIEW GARDEN | 16 | OCR | 5* | - | 2,200 | $4,300,000 | $1,954 | — | May 2026 | Resale |
| EAST VIEW GARDEN | 16 | OCR | 5* | - | 3,814 | $4,650,000 | $1,219 | — | Mar 2026 | Resale |
| EAST VIEW GARDEN | 16 | OCR | 5* | - | 4,457 | $5,830,000 | $1,308 | — | Mar 2026 | Resale |
| EAST VIEW GARDEN | 16 | OCR | 5* | - | 4,027 | $8,018,000 | $1,991 | — | Nov 2025 | Resale |
| EAST VIEW GARDEN | 16 | OCR | 5* | - | 3,974 | $2,650,000 | $667 | — | Sep 2025 | Resale |
| EAST VIEW GARDEN | 16 | OCR | 5* | - | 4,081 | $7,800,000 | $1,911 | — | Jun 2025 | Resale |
| EAST VIEW GARDEN | 16 | OCR | 5* | - | 3,159 | $4,260,000 | $1,348 | — | May 2025 | Resale |
| EAST VIEW GARDEN | 16 | OCR | 5* | - | 3,682 | $7,688,000 | $2,088 | — | Apr 2025 | Resale |
| EAST VIEW GARDEN | 16 | OCR | 5* | - | 3,583 | $4,000,000 | $1,116 | — | Apr 2025 | Resale |
| EAST VIEW GARDEN | 16 | OCR | 5* | - | 3,843 | $5,480,000 | $1,426 | — | Mar 2025 | Resale |
| EAST VIEW GARDEN | 16 | OCR | 5* | - | 3,682 | $7,780,000 | $2,113 | — | Mar 2025 | Resale |
| EAST VIEW GARDEN | 16 | OCR | 5* | - | 3,813 | $4,620,000 | $1,212 | — | Feb 2025 | Resale |
| EAST VIEW GARDEN | 16 | OCR | 5* | - | 5,566 | $5,863,000 | $1,053 | — | Nov 2024 | Resale |
| EAST VIEW GARDEN | 16 | OCR | 5* | - | 3,969 | $5,850,000 | $1,474 | — | Sep 2024 | Resale |
| EAST VIEW GARDEN | 16 | OCR | 5* | - | 3,682 | $4,850,000 | $1,317 | — | Jul 2024 | Resale |
| EAST VIEW GARDEN | 16 | OCR | 5* | - | 3,966 | $4,725,000 | $1,191 | — | Apr 2024 | Resale |
| EAST VIEW GARDEN | 16 | OCR | 5* | - | 3,737 | $4,150,000 | $1,110 | — | Nov 2023 | Resale |
| EAST VIEW GARDEN | 16 | OCR | 5* | - | 3,939 | $4,500,000 | $1,143 | — | Aug 2023 | Resale |
| EAST VIEW GARDEN | 16 | OCR | 5* | - | 8,338 | $6,100,000 | $732 | — | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.