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 |
|---|---|---|---|---|---|---|---|---|---|---|
| GREEN HILL ESTATE | 23 | OCR | 5* | - | 7,645 | $11,500,000 | $1,504 | $1,504 | Jan 2026 | Resale |
| GREEN HILL ESTATE | 23 | OCR | 5* | - | 8,976 | $13,000,000 | $1,448 | $1,448 | Sep 2025 | Resale |
| GREEN HILL ESTATE | 23 | OCR | 5* | - | 10,695 | $15,650,000 | $1,463 | $1,463 | May 2025 | Resale |
| GREEN HILL ESTATE | 23 | OCR | 5* | - | 11,283 | $14,188,888 | $1,258 | $1,258 | Nov 2024 | Resale |
| GREEN HILL ESTATE | 23 | OCR | 5* | - | 14,526 | $15,500,000 | $1,067 | $1,123 | Feb 2024 | Resale |
| GREEN HILL ESTATE | 23 | OCR | 5* | - | 3,980 | $5,398,000 | $1,356 | $1,427 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.