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 |
|---|---|---|---|---|---|---|---|---|---|---|
| GARDENVISTA | 21 | RCR | 1 | 01-05 | 893 | $1,280,000 | $1,433 | — | Apr 2026 | Resale |
| GARDENVISTA | 21 | RCR | 2 | 01-05 | 926 | $1,800,000 | $1,944 | — | Apr 2026 | Resale |
| GARDENVISTA | 21 | RCR | 3* | 01-05 | 1,141 | $2,230,000 | $1,954 | — | Mar 2026 | Resale |
| GARDENVISTA | 21 | RCR | 3 | 01-05 | 1,130 | $2,350,000 | $2,079 | — | Feb 2026 | Resale |
| GARDENVISTA | 21 | RCR | 4 | 06-10 | 1,345 | $2,790,000 | $2,074 | — | Feb 2026 | Resale |
| GARDENVISTA | 21 | RCR | 3* | 06-10 | 1,163 | $2,393,888 | $2,059 | — | Nov 2025 | Resale |
| GARDENVISTA | 21 | RCR | 3 | 06-10 | 1,130 | $2,390,000 | $2,115 | — | Oct 2025 | Resale |
| GARDENVISTA | 21 | RCR | 3 | 01-05 | 1,173 | $2,275,000 | $1,939 | — | Oct 2025 | Resale |
| GARDENVISTA | 21 | RCR | 3* | 01-05 | 1,141 | $2,260,000 | $1,981 | — | Oct 2025 | Resale |
| GARDENVISTA | 21 | RCR | 2 | 01-05 | 872 | $1,550,000 | $1,778 | — | Sep 2025 | Resale |
| GARDENVISTA | 21 | RCR | 3* | 01-05 | 1,163 | $2,340,000 | $2,013 | — | Aug 2025 | Resale |
| GARDENVISTA | 21 | RCR | 2 | 06-10 | 872 | $1,580,000 | $1,812 | — | Jul 2025 | Resale |
| GARDENVISTA | 21 | RCR | 3* | 06-10 | 1,163 | $2,370,000 | $2,039 | — | Jul 2025 | Resale |
| GARDENVISTA | 21 | RCR | 4 | 01-05 | 1,345 | $2,780,000 | $2,066 | — | Jul 2025 | Resale |
| GARDENVISTA | 21 | RCR | 3 | 01-05 | 1,130 | $2,258,000 | $1,998 | — | Jul 2025 | Resale |
| GARDENVISTA | 21 | RCR | 3 | 06-10 | 1,173 | $2,300,000 | $1,960 | — | Jul 2025 | Resale |
| GARDENVISTA | 21 | RCR | 3* | 01-05 | 1,141 | $2,250,000 | $1,972 | — | Jun 2025 | Resale |
| GARDENVISTA | 21 | RCR | 4 | 06-10 | 1,345 | $2,650,000 | $1,970 | — | May 2025 | Resale |
| GARDENVISTA | 21 | RCR | 3 | 01-05 | 1,130 | $2,180,000 | $1,929 | — | Apr 2025 | Resale |
| GARDENVISTA | 21 | RCR | 5 | 01-05 | 829 | $1,540,000 | $1,858 | — | Mar 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.