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 |
|---|---|---|---|---|---|---|---|---|---|---|
| HARBOUR VIEW GARDENS | 5 | RCR | 2* | 01-05 | 678 | $1,300,000 | $1,917 | $1,917 | May 2026 | Resale |
| HARBOUR VIEW GARDENS | 5 | RCR | 2* | 01-05 | 646 | $1,295,000 | $2,005 | $2,005 | May 2026 | Resale |
| HARBOUR VIEW GARDENS | 5 | RCR | 2* | 01-05 | 624 | $1,237,000 | $1,981 | $1,981 | Mar 2025 | Resale |
| HARBOUR VIEW GARDENS | 5 | RCR | 2* | 01-05 | 635 | $1,200,000 | $1,890 | $1,890 | Feb 2025 | Resale |
| HARBOUR VIEW GARDENS | 5 | RCR | 2* | 01-05 | 624 | $1,180,000 | $1,890 | $1,890 | Sep 2024 | Resale |
| HARBOUR VIEW GARDENS | 5 | RCR | 2* | 01-05 | 840 | $1,480,000 | $1,763 | $1,763 | Jun 2024 | Resale |
| HARBOUR VIEW GARDENS | 5 | RCR | 2* | 01-05 | 818 | $1,560,000 | $1,907 | $1,907 | Mar 2024 | Resale |
| HARBOUR VIEW GARDENS | 5 | RCR | 2* | 01-05 | 635 | $1,230,000 | $1,937 | $1,937 | Dec 2023 | Resale |
| HARBOUR VIEW GARDENS | 5 | RCR | 2* | 01-05 | 635 | $1,330,000 | $2,094 | $2,094 | Oct 2023 | Resale |
| HARBOUR VIEW GARDENS | 5 | RCR | 2* | 01-05 | 657 | $1,238,000 | $1,885 | $1,885 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.