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 |
|---|---|---|---|---|---|---|---|---|---|---|
| FORESTVILLE | 25 | OCR | 4 | 11-15 | 1,249 | $1,550,000 | $1,241 | $1,406 | Mar 2026 | Resale |
| FORESTVILLE | 25 | OCR | 3 | 06-10 | 1,292 | $1,635,000 | $1,266 | $1,434 | Mar 2026 | Resale |
| FORESTVILLE | 25 | OCR | 4 | 11-15 | 1,206 | $1,590,000 | $1,319 | $1,495 | Mar 2026 | Resale |
| FORESTVILLE | 25 | OCR | 5 | 06-10 | 1,496 | $2,018,000 | $1,349 | $1,529 | Mar 2026 | Resale |
| FORESTVILLE | 25 | OCR | 3 | 01-05 | 1,055 | $1,268,000 | $1,202 | $1,362 | Jan 2026 | Resale |
| FORESTVILLE | 25 | OCR | 3 | 11-15 | 1,066 | $1,342,000 | $1,259 | $1,427 | Jan 2026 | Resale |
| FORESTVILLE | 25 | OCR | 3 | 01-05 | 1,033 | $1,245,000 | $1,205 | $1,365 | Nov 2025 | Resale |
| FORESTVILLE | 25 | OCR | 3 | 06-10 | 1,066 | $1,271,888 | $1,194 | $1,353 | Nov 2025 | Resale |
| FORESTVILLE | 25 | OCR | 4 | 11-15 | 1,195 | $1,470,000 | $1,230 | $1,394 | Oct 2025 | Resale |
| FORESTVILLE | 25 | OCR | 3 | 06-10 | 1,033 | $1,228,000 | $1,188 | $1,346 | Oct 2025 | Resale |
| FORESTVILLE | 25 | OCR | 4 | 01-05 | 1,206 | $1,550,888 | $1,286 | $1,457 | Oct 2025 | Resale |
| FORESTVILLE | 25 | OCR | 4 | 06-10 | 1,399 | $1,838,888 | $1,314 | $1,489 | Oct 2025 | Resale |
| FORESTVILLE | 25 | OCR | 3 | 01-05 | 1,335 | $1,513,888 | $1,134 | $1,285 | Oct 2025 | Resale |
| FORESTVILLE | 25 | OCR | 3 | 06-10 | 1,066 | $1,283,000 | $1,204 | $1,364 | Oct 2025 | Resale |
| FORESTVILLE | 25 | OCR | 3 | 11-15 | 1,087 | $1,313,000 | $1,208 | $1,369 | Sep 2025 | Resale |
| FORESTVILLE | 25 | OCR | 3 | 01-05 | 1,066 | $1,264,888 | $1,187 | $1,345 | Sep 2025 | Resale |
| FORESTVILLE | 25 | OCR | 3 | 01-05 | 1,076 | $1,275,000 | $1,185 | $1,343 | Sep 2025 | Resale |
| FORESTVILLE | 25 | OCR | 3 | 06-10 | 1,066 | $1,263,888 | $1,186 | $1,344 | Aug 2025 | Resale |
| FORESTVILLE | 25 | OCR | 2 | 11-15 | 850 | $1,120,000 | $1,317 | $1,492 | Aug 2025 | Resale |
| FORESTVILLE | 25 | OCR | 3 | 01-05 | 1,378 | $1,560,000 | $1,132 | $1,283 | Aug 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.