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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ESTE VILLA | 28 | OCR | 5* | - | 3,358 | $3,485,000 | $1,038 | $1,038 | Feb 2026 | Resale |
| ESTE VILLA | 28 | OCR | 5* | - | 3,423 | $3,662,000 | $1,070 | $1,070 | Feb 2026 | Resale |
| ESTE VILLA | 28 | OCR | 5* | - | 3,391 | $3,485,000 | $1,028 | $1,028 | Dec 2025 | Resale |
| ESTE VILLA | 28 | OCR | 5* | - | 5,403 | $4,380,000 | $811 | $811 | Nov 2025 | Resale |
| ESTE VILLA | 28 | OCR | 5* | - | 3,423 | $3,568,888 | $1,043 | $1,043 | Aug 2025 | Resale |
| ESTE VILLA | 28 | OCR | 5* | - | 3,800 | $3,730,000 | $982 | $982 | Jul 2025 | Resale |
| ESTE VILLA | 28 | OCR | 5* | - | 3,800 | $3,720,000 | $979 | $979 | Jun 2025 | Resale |
| ESTE VILLA | 28 | OCR | 5* | - | 3,358 | $3,500,000 | $1,042 | $1,042 | May 2025 | Resale |
| ESTE VILLA | 28 | OCR | 5* | - | 3,810 | $3,688,000 | $968 | $968 | May 2025 | Resale |
| ESTE VILLA | 28 | OCR | 5* | - | 3,423 | $3,450,000 | $1,008 | $1,008 | Apr 2025 | Resale |
| ESTE VILLA | 28 | OCR | 5* | - | 3,358 | $3,380,000 | $1,006 | $1,006 | Mar 2025 | Resale |
| ESTE VILLA | 28 | OCR | 5* | - | 3,401 | $3,300,000 | $970 | $970 | Mar 2025 | Resale |
| ESTE VILLA | 28 | OCR | 5* | - | 3,423 | $3,400,000 | $993 | $993 | Feb 2025 | Resale |
| ESTE VILLA | 28 | OCR | 5* | - | 3,369 | $3,360,000 | $997 | $997 | Feb 2025 | Resale |
| ESTE VILLA | 28 | OCR | 5* | - | 3,412 | $3,500,000 | $1,026 | $1,026 | Jan 2025 | Resale |
| ESTE VILLA | 28 | OCR | 5* | - | 3,800 | $3,620,000 | $953 | $953 | Jan 2025 | Resale |
| ESTE VILLA | 28 | OCR | 5* | - | 3,358 | $3,300,000 | $983 | $983 | Oct 2024 | Resale |
| ESTE VILLA | 28 | OCR | 5* | - | 3,412 | $3,280,000 | $961 | $961 | Aug 2024 | Resale |
| ESTE VILLA | 28 | OCR | 5* | - | 3,423 | $3,350,000 | $979 | $979 | Aug 2024 | Resale |
| ESTE VILLA | 28 | OCR | 5* | - | 3,326 | $3,178,888 | $956 | $956 | Mar 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.