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 TOWERS | 4 | RCR | 5* | 21-25 | 1,615 | $2,438,000 | $1,510 | $1,943 | Feb 2026 | Resale |
| HARBOUR VIEW TOWERS | 4 | RCR | 4* | 21-25 | 1,593 | $2,368,000 | $1,486 | $1,912 | Sep 2025 | Resale |
| HARBOUR VIEW TOWERS | 4 | RCR | 5* | 16-20 | 1,615 | $2,600,000 | $1,610 | $2,072 | Feb 2025 | Resale |
| HARBOUR VIEW TOWERS | 4 | RCR | 5* | 26-30 | 1,615 | $2,800,000 | $1,734 | $2,231 | Aug 2024 | Resale |
| HARBOUR VIEW TOWERS | 4 | RCR | 3* | 11-15 | 1,206 | $1,950,000 | $1,618 | $2,082 | Apr 2024 | Resale |
| HARBOUR VIEW TOWERS | 4 | RCR | 3* | 26-30 | 1,206 | $2,100,000 | $1,742 | $2,242 | Nov 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.