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 |
|---|---|---|---|---|---|---|---|---|---|---|
| GOLDENHILL PARK CONDOMINIUM | 20 | OCR | 3 | 16-20 | 1,313 | $3,300,000 | $2,513 | $2,513 | Mar 2026 | Resale |
| GOLDENHILL PARK CONDOMINIUM | 20 | OCR | 4 | 11-15 | 1,561 | $3,480,000 | $2,230 | $2,230 | Nov 2025 | Resale |
| GOLDENHILL PARK CONDOMINIUM | 20 | OCR | 4 | 06-10 | 1,561 | $3,450,000 | $2,210 | $2,210 | Nov 2025 | Resale |
| GOLDENHILL PARK CONDOMINIUM | 20 | OCR | 3 | 16-20 | 1,335 | $3,030,000 | $2,270 | $2,270 | Oct 2025 | Resale |
| GOLDENHILL PARK CONDOMINIUM | 20 | OCR | 3 | 11-15 | 1,335 | $3,160,000 | $2,368 | $2,368 | Oct 2025 | Resale |
| GOLDENHILL PARK CONDOMINIUM | 20 | OCR | 3 | 16-20 | 1,313 | $3,000,000 | $2,285 | $2,285 | Sep 2025 | Resale |
| GOLDENHILL PARK CONDOMINIUM | 20 | OCR | 3 | 01-05 | 1,335 | $2,964,000 | $2,221 | $2,221 | Aug 2025 | Resale |
| GOLDENHILL PARK CONDOMINIUM | 20 | OCR | 4 | 16-20 | 1,539 | $3,430,000 | $2,228 | $2,228 | Nov 2024 | Resale |
| GOLDENHILL PARK CONDOMINIUM | 20 | OCR | 3 | 16-20 | 1,313 | $2,950,000 | $2,246 | $2,246 | Oct 2024 | Resale |
| GOLDENHILL PARK CONDOMINIUM | 20 | OCR | 2 | 11-15 | 926 | $2,080,000 | $2,247 | $2,247 | Oct 2024 | Resale |
| GOLDENHILL PARK CONDOMINIUM | 20 | OCR | 3 | 11-15 | 1,335 | $2,880,000 | $2,158 | $2,158 | Jul 2024 | Resale |
| GOLDENHILL PARK CONDOMINIUM | 20 | OCR | 2 | 11-15 | 926 | $1,990,000 | $2,150 | $2,150 | May 2024 | Resale |
| GOLDENHILL PARK CONDOMINIUM | 20 | OCR | 2 | 11-15 | 936 | $1,950,000 | $2,082 | $2,082 | Apr 2024 | Resale |
| GOLDENHILL PARK CONDOMINIUM | 20 | OCR | 3 | 16-20 | 1,335 | $2,738,800 | $2,052 | $2,052 | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.