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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ELEVEN @ HOLLAND | 10 | CCR | 5* | 01-05 | 3,853 | $3,410,000 | $885 | $1,011 | Jun 2025 | Resale |
| ELEVEN @ HOLLAND | 10 | CCR | 5* | 01-05 | 3,810 | $3,720,000 | $976 | $1,115 | May 2025 | Resale |
| ELEVEN @ HOLLAND | 10 | CCR | 5* | 01-05 | 3,735 | $3,580,000 | $958 | $1,094 | Oct 2024 | Resale |
| ELEVEN @ HOLLAND | 10 | CCR | 5* | 01-05 | 3,735 | $3,550,000 | $950 | $1,085 | Sep 2024 | Resale |
| ELEVEN @ HOLLAND | 10 | CCR | 5* | 01-05 | 4,155 | $3,780,000 | $910 | $1,040 | Jul 2024 | Resale |
| ELEVEN @ HOLLAND | 10 | CCR | 5* | 01-05 | 4,273 | $3,600,000 | $842 | $962 | Jun 2024 | Resale |
| ELEVEN @ HOLLAND | 10 | CCR | 5* | 01-05 | 3,810 | $3,810,000 | $1,000 | $1,142 | Mar 2024 | Resale |
| ELEVEN @ HOLLAND | 10 | CCR | 5* | 01-05 | 3,735 | $3,835,000 | $1,027 | $1,173 | Mar 2024 | Resale |
| ELEVEN @ HOLLAND | 10 | CCR | 5* | 01-05 | 3,714 | $3,800,000 | $1,023 | $1,169 | Feb 2024 | Resale |
| ELEVEN @ HOLLAND | 10 | CCR | 5* | 01-05 | 4,306 | $4,368,000 | $1,015 | $1,160 | Feb 2024 | Resale |
| ELEVEN @ HOLLAND | 10 | CCR | 5* | 01-05 | 3,735 | $3,920,000 | $1,050 | $1,200 | Nov 2023 | Resale |
| ELEVEN @ HOLLAND | 10 | CCR | 5* | 01-05 | 4,316 | $3,888,000 | $901 | $1,029 | Oct 2023 | Resale |
| ELEVEN @ HOLLAND | 10 | CCR | 5* | 01-05 | 4,263 | $4,263,000 | $1,000 | $1,142 | Jul 2023 | Resale |
| ELEVEN @ HOLLAND | 10 | CCR | 5* | 01-05 | 3,714 | $3,735,000 | $1,006 | $1,149 | Jul 2023 | Resale |
| ELEVEN @ HOLLAND | 10 | CCR | 5* | 01-05 | 3,735 | $3,807,500 | $1,019 | $1,164 | Jul 2023 | Resale |
| ELEVEN @ HOLLAND | 10 | CCR | 5* | 01-05 | 3,735 | $3,912,999 | $1,048 | $1,197 | Jun 2023 | Resale |
| ELEVEN @ HOLLAND | 10 | CCR | 5* | 01-05 | 3,735 | $3,707,000 | $992 | $1,133 | Jun 2023 | Resale |
| ELEVEN @ HOLLAND | 10 | CCR | 5* | 01-05 | 3,735 | $3,710,200 | $993 | $1,134 | Jun 2023 | Resale |
| ELEVEN @ HOLLAND | 10 | CCR | 5* | 01-05 | 4,273 | $4,273,000 | $1,000 | $1,142 | Jun 2023 | Resale |
| ELEVEN @ HOLLAND | 10 | CCR | 5* | 01-05 | 3,929 | $3,750,000 | $954 | $1,090 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.