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 |
|---|---|---|---|---|---|---|---|---|---|---|
| FLORAVILLE | 28 | OCR | 3 | 01-05 | 1,432 | $2,000,000 | $1,397 | $1,397 | Jul 2025 | Resale |
| FLORAVILLE | 28 | OCR | 3 | 01-05 | 818 | $1,255,000 | $1,534 | $1,534 | Jun 2025 | Resale |
| FLORAVILLE | 28 | OCR | 2 | 01-05 | 657 | $1,058,000 | $1,611 | $1,611 | Jan 2025 | Resale |
| FLORAVILLE | 28 | OCR | 1 | 01-05 | 452 | $760,000 | $1,681 | $1,681 | Aug 2024 | Resale |
| FLORAVILLE | 28 | OCR | 2 | 01-05 | 689 | $950,000 | $1,379 | $1,379 | Apr 2024 | Resale |
| FLORAVILLE | 28 | OCR | 2 | 01-05 | 570 | $868,000 | $1,522 | $1,522 | Feb 2024 | Resale |
| FLORAVILLE | 28 | OCR | 4 | 01-05 | 1,410 | $1,880,000 | $1,333 | $1,333 | Jan 2024 | Resale |
| FLORAVILLE | 28 | OCR | 1 | 01-05 | 377 | $640,000 | $1,699 | $1,699 | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.