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 |
|---|---|---|---|---|---|---|---|---|---|---|
| EASTVALE | 18 | OCR | 3 | 01-05 | 1,098 | $1,190,000 | $1,084 | $1,336 | Apr 2026 | Resale |
| EASTVALE | 18 | OCR | 3 | 06-10 | 1,281 | $1,360,000 | $1,062 | $1,309 | Mar 2026 | Resale |
| EASTVALE | 18 | OCR | 3 | 06-10 | 1,098 | $1,160,000 | $1,057 | $1,303 | Feb 2026 | Resale |
| EASTVALE | 18 | OCR | 3 | 11-15 | 1,119 | $1,300,000 | $1,161 | $1,431 | Feb 2026 | Resale |
| EASTVALE | 18 | OCR | 3 | 01-05 | 1,302 | $1,300,000 | $998 | $1,230 | Dec 2025 | Resale |
| EASTVALE | 18 | OCR | 3 | 06-10 | 1,098 | $1,150,000 | $1,047 | $1,291 | Nov 2025 | Resale |
| EASTVALE | 18 | OCR | 3 | 06-10 | 1,292 | $1,348,000 | $1,044 | $1,287 | Nov 2025 | Resale |
| EASTVALE | 18 | OCR | 3 | 01-05 | 1,216 | $1,303,000 | $1,071 | $1,320 | Jun 2025 | Resale |
| EASTVALE | 18 | OCR | 3 | 01-05 | 1,281 | $1,300,000 | $1,015 | $1,251 | Aug 2024 | Resale |
| EASTVALE | 18 | OCR | 3 | 01-05 | 1,184 | $1,180,000 | $997 | $1,229 | Aug 2024 | Resale |
| EASTVALE | 18 | OCR | 3 | 01-05 | 1,281 | $1,265,333 | $988 | $1,218 | Jul 2024 | Resale |
| EASTVALE | 18 | OCR | 3 | 01-05 | 1,302 | $1,228,000 | $943 | $1,162 | Jun 2024 | Resale |
| EASTVALE | 18 | OCR | 3 | 01-05 | 1,066 | $1,050,000 | $985 | $1,214 | Apr 2024 | Resale |
| EASTVALE | 18 | OCR | 3 | 06-10 | 1,098 | $1,158,760 | $1,055 | $1,300 | Mar 2024 | Resale |
| EASTVALE | 18 | OCR | 3 | 01-05 | 1,292 | $1,296,000 | $1,003 | $1,236 | Jan 2024 | Resale |
| EASTVALE | 18 | OCR | 3 | 01-05 | 1,281 | $1,250,000 | $976 | $1,203 | Nov 2023 | Resale |
| EASTVALE | 18 | OCR | 3 | 01-05 | 1,184 | $1,195,000 | $1,009 | $1,244 | Aug 2023 | Resale |
| EASTVALE | 18 | OCR | 3 | 01-05 | 1,098 | $1,100,000 | $1,002 | $1,235 | Jul 2023 | Resale |
| EASTVALE | 18 | OCR | 3 | 01-05 | 1,195 | $1,230,000 | $1,029 | $1,268 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.