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 |
|---|---|---|---|---|---|---|---|---|---|---|
| FLORAVIEW | 20 | OCR | 3* | 01-05 | 1,173 | $1,600,000 | $1,364 | $1,364 | Dec 2025 | Resale |
| FLORAVIEW | 20 | OCR | 2* | 01-05 | 710 | $1,140,000 | $1,605 | $1,605 | Oct 2025 | Resale |
| FLORAVIEW | 20 | OCR | 2* | 01-05 | 721 | $1,100,000 | $1,525 | $1,525 | Aug 2025 | Resale |
| FLORAVIEW | 20 | OCR | 1* | 01-05 | 592 | $855,000 | $1,444 | $1,444 | Aug 2025 | Resale |
| FLORAVIEW | 20 | OCR | 2* | 01-05 | 753 | $1,200,000 | $1,593 | $1,593 | Feb 2025 | Resale |
| FLORAVIEW | 20 | OCR | 2* | 01-05 | 667 | $962,888 | $1,443 | $1,443 | Jan 2025 | Resale |
| FLORAVIEW | 20 | OCR | 2* | 01-05 | 775 | $1,098,000 | $1,417 | $1,417 | Nov 2024 | Resale |
| FLORAVIEW | 20 | OCR | 3* | 01-05 | 1,184 | $1,680,000 | $1,419 | $1,419 | Oct 2024 | Resale |
| FLORAVIEW | 20 | OCR | 2* | 01-05 | 753 | $1,093,000 | $1,451 | $1,451 | Jul 2024 | Resale |
| FLORAVIEW | 20 | OCR | 1* | 01-05 | 538 | $800,000 | $1,486 | $1,486 | May 2024 | Resale |
| FLORAVIEW | 20 | OCR | 3* | 01-05 | 1,238 | $1,438,000 | $1,162 | $1,162 | Apr 2024 | Resale |
| FLORAVIEW | 20 | OCR | 2* | 01-05 | 775 | $1,100,000 | $1,419 | $1,419 | Apr 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.