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 |
|---|---|---|---|---|---|---|---|---|---|---|
| GOLDEN HILL ESTATE | 19 | OCR | 5* | - | 3,863 | $6,300,000 | $1,631 | $1,631 | Dec 2025 | Resale |
| GOLDEN HILL ESTATE | 19 | OCR | 5* | - | 1,671 | $3,900,000 | $2,335 | $2,335 | Dec 2025 | Resale |
| GOLDEN HILL ESTATE | 19 | OCR | 5* | - | 3,820 | $7,400,000 | $1,937 | $1,937 | Sep 2025 | Resale |
| GOLDEN HILL ESTATE | 19 | OCR | 5* | - | 2,517 | $4,850,000 | $1,927 | $1,927 | Sep 2025 | Resale |
| GOLDEN HILL ESTATE | 19 | OCR | 5* | - | 2,277 | $4,800,000 | $2,108 | $2,108 | Aug 2025 | Resale |
| GOLDEN HILL ESTATE | 20 | OCR | 5* | - | 3,601 | $6,388,888 | $1,774 | $1,774 | Apr 2025 | Resale |
| GOLDEN HILL ESTATE | 19 | OCR | 5* | - | 1,680 | $4,200,000 | $2,500 | $2,500 | Feb 2025 | Resale |
| GOLDEN HILL ESTATE | 20 | OCR | 5* | - | 2,016 | $4,175,000 | $2,071 | $2,071 | Jan 2025 | Resale |
| GOLDEN HILL ESTATE | 19 | OCR | 5* | - | 2,467 | $4,680,000 | $1,897 | $1,897 | Jan 2025 | Resale |
| GOLDEN HILL ESTATE | 20 | OCR | 5* | - | 3,601 | $5,650,000 | $1,569 | $1,569 | Dec 2024 | Resale |
| GOLDEN HILL ESTATE | 20 | OCR | 5* | - | 4,317 | $7,680,000 | $1,779 | $1,779 | Nov 2024 | Resale |
| GOLDEN HILL ESTATE | 20 | OCR | 5* | - | 3,601 | $5,800,000 | $1,611 | $1,611 | Aug 2024 | Resale |
| GOLDEN HILL ESTATE | 19 | OCR | 5* | - | 1,680 | $3,500,000 | $2,083 | $2,083 | Apr 2024 | Resale |
| GOLDEN HILL ESTATE | 20 | OCR | 5* | - | 2,016 | $4,300,000 | $2,133 | $2,133 | Feb 2024 | Resale |
| GOLDEN HILL ESTATE | 19 | OCR | 5* | - | 1,678 | $3,520,000 | $2,098 | $2,098 | Jan 2024 | Resale |
| GOLDEN HILL ESTATE | 20 | OCR | 5* | - | 2,016 | $4,200,000 | $2,083 | $2,083 | Nov 2023 | Resale |
| GOLDEN HILL ESTATE | 19 | OCR | 5* | - | 3,916 | $4,530,000 | $1,157 | $1,157 | Sep 2023 | Resale |
| GOLDEN HILL ESTATE | 20 | OCR | 5* | - | 2,016 | $4,100,000 | $2,034 | $2,034 | Aug 2023 | Resale |
| GOLDEN HILL ESTATE | 19 | OCR | 5* | - | 2,514 | $4,200,000 | $1,670 | $1,670 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.