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 |
|---|---|---|---|---|---|---|---|---|---|---|
| GRANDE VISTA | 28 | OCR | 4* | 01-05 | 1,367 | $2,025,000 | $1,481 | $1,559 | Mar 2026 | Resale |
| GRANDE VISTA | 28 | OCR | 5* | 01-05 | 2,024 | $2,420,000 | $1,196 | $1,259 | Jan 2026 | Resale |
| GRANDE VISTA | 28 | OCR | 5* | 01-05 | 1,647 | $2,470,000 | $1,500 | $1,579 | Dec 2025 | Resale |
| GRANDE VISTA | 28 | OCR | 3 | 06-10 | 1,238 | $1,818,000 | $1,469 | $1,546 | Nov 2025 | Resale |
| GRANDE VISTA | 28 | OCR | 3 | 06-10 | 1,238 | $1,858,888 | $1,502 | $1,581 | Oct 2025 | Resale |
| GRANDE VISTA | 28 | OCR | 5* | 01-05 | 2,024 | $2,200,000 | $1,087 | $1,144 | Oct 2025 | Resale |
| GRANDE VISTA | 28 | OCR | 3 | 06-10 | 3,477 | $3,500,000 | $1,007 | $1,060 | Jul 2025 | Resale |
| GRANDE VISTA | 28 | OCR | 5* | 01-05 | 2,702 | $3,400,000 | $1,258 | $1,324 | Mar 2025 | Resale |
| GRANDE VISTA | 28 | OCR | 3 | 06-10 | 1,227 | $1,750,000 | $1,426 | $1,501 | Dec 2024 | Resale |
| GRANDE VISTA | 28 | OCR | 3 | 01-05 | 1,238 | $1,773,000 | $1,432 | $1,507 | Sep 2024 | Resale |
| GRANDE VISTA | 28 | OCR | 5* | 01-05 | 1,647 | $2,210,000 | $1,342 | $1,413 | Sep 2024 | Resale |
| GRANDE VISTA | 28 | OCR | 3 | 01-05 | 1,636 | $2,200,000 | $1,345 | $1,416 | Aug 2024 | Resale |
| GRANDE VISTA | 28 | OCR | 5* | 06-10 | 3,434 | $3,350,000 | $976 | $1,027 | Jul 2024 | Resale |
| GRANDE VISTA | 28 | OCR | 4* | 06-10 | 1,367 | $1,800,000 | $1,317 | $1,386 | May 2024 | Resale |
| GRANDE VISTA | 28 | OCR | 5* | 01-05 | 1,647 | $2,180,000 | $1,324 | $1,394 | May 2024 | Resale |
| GRANDE VISTA | 28 | OCR | 5* | 01-05 | 2,024 | $2,300,000 | $1,137 | $1,197 | Apr 2024 | Resale |
| GRANDE VISTA | 28 | OCR | 5* | 01-05 | 2,702 | $3,128,000 | $1,158 | $1,219 | Mar 2024 | Resale |
| GRANDE VISTA | 28 | OCR | 5* | 06-10 | 1,668 | $2,100,000 | $1,259 | $1,325 | Mar 2024 | Resale |
| GRANDE VISTA | 28 | OCR | 5* | 01-05 | 2,702 | $3,028,888 | $1,121 | $1,180 | Feb 2024 | Resale |
| GRANDE VISTA | 28 | OCR | 3 | 06-10 | 1,238 | $1,740,000 | $1,406 | $1,480 | Dec 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.