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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ESTRIVILLAS | 10 | CCR | 5* | - | 4,359 | $4,210,000 | $966 | — | Jul 2025 | Resale |
| ESTRIVILLAS | 10 | CCR | 5* | - | 5,188 | $4,500,000 | $867 | — | Jun 2025 | Resale |
| ESTRIVILLAS | 10 | CCR | 5* | - | 4,704 | $4,380,000 | $931 | — | Jun 2025 | Resale |
| ESTRIVILLAS | 10 | CCR | 5* | - | 5,188 | $4,725,000 | $911 | — | May 2025 | Resale |
| ESTRIVILLAS | 10 | CCR | 5* | - | 4,532 | $4,300,000 | $949 | — | Mar 2025 | Resale |
| ESTRIVILLAS | 10 | CCR | 5* | - | 4,155 | $4,280,000 | $1,030 | — | Aug 2024 | Resale |
| ESTRIVILLAS | 10 | CCR | 5* | - | 4,359 | $4,350,000 | $998 | — | Jun 2024 | Resale |
| ESTRIVILLAS | 10 | CCR | 5* | - | 6,770 | $5,200,000 | $768 | — | May 2024 | Resale |
| ESTRIVILLAS | 10 | CCR | 5* | - | 5,188 | $4,300,000 | $829 | — | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.