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 |
|---|---|---|---|---|---|---|---|---|---|---|
| HERITAGE VIEW | 5 | RCR | 2 | 06-10 | 969 | $1,550,000 | $1,600 | $1,972 | Feb 2026 | Resale |
| HERITAGE VIEW | 5 | RCR | 3 | 16-20 | 1,163 | $1,888,000 | $1,624 | $2,002 | Jan 2026 | Resale |
| HERITAGE VIEW | 5 | RCR | 3 | 01-05 | 1,206 | $2,028,000 | $1,682 | $2,073 | Nov 2025 | Resale |
| HERITAGE VIEW | 5 | RCR | 2 | 11-15 | 969 | $1,490,000 | $1,538 | $1,896 | Oct 2025 | Resale |
| HERITAGE VIEW | 5 | RCR | 2 | 11-15 | 969 | $1,500,000 | $1,548 | $1,908 | Oct 2025 | Resale |
| HERITAGE VIEW | 5 | RCR | 3 | 16-20 | 1,313 | $2,280,000 | $1,736 | $2,140 | Aug 2025 | Resale |
| HERITAGE VIEW | 5 | RCR | 3 | 16-20 | 1,163 | $1,948,000 | $1,676 | $2,066 | Aug 2025 | Resale |
| HERITAGE VIEW | 5 | RCR | 3 | 11-15 | 1,195 | $2,010,000 | $1,682 | $2,073 | Jul 2025 | Resale |
| HERITAGE VIEW | 5 | RCR | 3 | 16-20 | 1,313 | $2,280,000 | $1,736 | $2,140 | Jul 2025 | Resale |
| HERITAGE VIEW | 5 | RCR | 3 | 16-20 | 1,313 | $2,210,000 | $1,683 | $2,074 | Jul 2025 | Resale |
| HERITAGE VIEW | 5 | RCR | 3 | 16-20 | 1,163 | $1,856,000 | $1,597 | $1,968 | Jul 2025 | Resale |
| HERITAGE VIEW | 5 | RCR | 2 | 06-10 | 969 | $1,480,000 | $1,528 | $1,883 | Jun 2025 | Resale |
| HERITAGE VIEW | 5 | RCR | 3 | 16-20 | 1,163 | $1,850,000 | $1,591 | $1,961 | Jun 2025 | Resale |
| HERITAGE VIEW | 5 | RCR | 3 | 06-10 | 1,195 | $2,000,000 | $1,674 | $2,063 | Apr 2025 | Resale |
| HERITAGE VIEW | 5 | RCR | 2 | 06-10 | 969 | $1,528,888 | $1,578 | $1,945 | Apr 2025 | Resale |
| HERITAGE VIEW | 5 | RCR | 3 | 16-20 | 1,313 | $1,850,000 | $1,409 | $1,737 | Mar 2025 | Resale |
| HERITAGE VIEW | 5 | RCR | 2 | 01-05 | 969 | $1,500,000 | $1,548 | $1,908 | Mar 2025 | Resale |
| HERITAGE VIEW | 5 | RCR | 2 | 11-15 | 969 | $1,500,000 | $1,548 | $1,908 | Jan 2025 | Resale |
| HERITAGE VIEW | 5 | RCR | 3 | 06-10 | 1,195 | $1,860,000 | $1,557 | $1,919 | Dec 2024 | Resale |
| HERITAGE VIEW | 5 | RCR | 4 | 11-15 | 1,507 | $2,501,000 | $1,660 | $2,046 | Dec 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.