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 VILLAS | 19 | OCR | 5* | - | 2,161 | $5,150,000 | $2,383 | $2,383 | Mar 2026 | Resale |
| GOLDENHILL VILLAS | 19 | OCR | 5* | - | 1,615 | $4,650,000 | $2,880 | $2,880 | Feb 2026 | Resale |
| GOLDENHILL VILLAS | 19 | OCR | 5* | - | 1,615 | $4,500,000 | $2,787 | $2,787 | Dec 2025 | Resale |
| GOLDENHILL VILLAS | 19 | OCR | 5* | - | 2,153 | $4,900,000 | $2,276 | $2,276 | Apr 2025 | Resale |
| GOLDENHILL VILLAS | 19 | OCR | 5* | - | 1,615 | $4,520,000 | $2,799 | $2,799 | Feb 2025 | Resale |
| GOLDENHILL VILLAS | 19 | OCR | 5* | - | 1,615 | $4,280,000 | $2,651 | $2,651 | Sep 2024 | Resale |
| GOLDENHILL VILLAS | 19 | OCR | 5* | - | 1,615 | $4,350,000 | $2,694 | $2,694 | Aug 2024 | Resale |
| GOLDENHILL VILLAS | 19 | OCR | 5* | - | 1,857 | $4,250,000 | $2,289 | $2,289 | Jul 2024 | Resale |
| GOLDENHILL VILLAS | 19 | OCR | 5* | - | 1,706 | $4,210,000 | $2,468 | $2,468 | Jun 2024 | Resale |
| GOLDENHILL VILLAS | 19 | OCR | 5* | - | 1,669 | $3,999,800 | $2,396 | $2,396 | Mar 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.