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 |
|---|---|---|---|---|---|---|---|---|---|---|
| GEMS VILLE | 14 | RCR | 1 | 06-10 | 517 | $1,188,000 | $2,299 | $2,299 | Sep 2025 | Resale |
| GEMS VILLE | 14 | RCR | 1 | 06-10 | 517 | $1,158,000 | $2,241 | $2,241 | Sep 2025 | Resale |
| GEMS VILLE | 14 | RCR | 3 | 06-10 | 1,130 | $2,094,300 | $1,853 | $1,853 | Aug 2025 | Resale |
| GEMS VILLE | 14 | RCR | 3 | 01-05 | 1,216 | $2,398,000 | $1,972 | $1,972 | Jul 2025 | Resale |
| GEMS VILLE | 14 | RCR | 2 | 01-05 | 797 | $1,528,000 | $1,918 | $1,918 | Oct 2024 | New Sale |
| GEMS VILLE | 14 | RCR | 3 | 06-10 | 1,130 | $2,288,000 | $2,024 | $2,024 | Sep 2024 | New Sale |
| GEMS VILLE | 14 | RCR | 1 | 01-05 | 517 | $1,150,000 | $2,226 | $2,226 | Aug 2024 | New Sale |
| GEMS VILLE | 14 | RCR | 2 | 01-05 | 797 | $1,473,120 | $1,849 | $1,849 | Jul 2024 | New Sale |
| GEMS VILLE | 14 | RCR | 1 | 01-05 | 517 | $1,048,000 | $2,028 | $2,028 | Apr 2024 | New Sale |
| GEMS VILLE | 14 | RCR | 1 | 01-05 | 517 | $1,018,000 | $1,970 | $1,970 | Apr 2024 | New Sale |
| GEMS VILLE | 14 | RCR | 1 | 01-05 | 517 | $988,000 | $1,912 | $1,912 | Nov 2023 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.