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 |
|---|---|---|---|---|---|---|---|---|---|---|
| HILLBROOKS | 23 | OCR | 2 | 06-10 | 883 | $1,400,000 | $1,586 | $1,586 | Feb 2026 | Resale |
| HILLBROOKS | 23 | OCR | 3 | 06-10 | 1,076 | $1,800,000 | $1,672 | $1,672 | Jan 2026 | Resale |
| HILLBROOKS | 23 | OCR | 2 | 01-05 | 958 | $1,488,000 | $1,553 | $1,553 | Jan 2026 | Resale |
| HILLBROOKS | 23 | OCR | 2 | 06-10 | 958 | $1,580,000 | $1,649 | $1,649 | Dec 2025 | Resale |
| HILLBROOKS | 23 | OCR | 2 | 06-10 | 829 | $1,320,000 | $1,593 | $1,593 | Sep 2025 | Resale |
| HILLBROOKS | 23 | OCR | 2 | 06-10 | 883 | $1,400,000 | $1,586 | $1,586 | Jul 2025 | Resale |
| HILLBROOKS | 23 | OCR | 3 | 01-05 | 1,464 | $2,025,000 | $1,383 | $1,383 | Mar 2025 | Resale |
| HILLBROOKS | 23 | OCR | 3 | 01-05 | 1,335 | $1,960,000 | $1,468 | $1,468 | Feb 2025 | Resale |
| HILLBROOKS | 23 | OCR | 3 | 06-10 | 1,173 | $1,800,000 | $1,534 | $1,534 | Feb 2025 | Resale |
| HILLBROOKS | 23 | OCR | 3 | 06-10 | 1,066 | $1,600,000 | $1,501 | $1,501 | Nov 2024 | Resale |
| HILLBROOKS | 23 | OCR | 3 | 06-10 | 1,270 | $1,930,000 | $1,520 | $1,520 | Nov 2024 | Resale |
| HILLBROOKS | 23 | OCR | 3 | 06-10 | 1,098 | $1,730,000 | $1,576 | $1,576 | Oct 2024 | Resale |
| HILLBROOKS | 23 | OCR | 3 | 06-10 | 1,066 | $1,530,000 | $1,436 | $1,436 | Sep 2024 | Resale |
| HILLBROOKS | 23 | OCR | 3 | 01-05 | 1,130 | $1,620,000 | $1,433 | $1,433 | May 2024 | Resale |
| HILLBROOKS | 23 | OCR | 3 | 01-05 | 1,098 | $1,655,000 | $1,507 | $1,507 | Apr 2024 | Resale |
| HILLBROOKS | 23 | OCR | 2 | 01-05 | 829 | $1,200,000 | $1,448 | $1,448 | Mar 2024 | Resale |
| HILLBROOKS | 23 | OCR | 3 | 06-10 | 1,066 | $1,600,000 | $1,501 | $1,501 | Dec 2023 | Resale |
| HILLBROOKS | 23 | OCR | 3 | 01-05 | 1,098 | $1,688,888 | $1,538 | $1,538 | Sep 2023 | Resale |
| HILLBROOKS | 23 | OCR | 3 | 06-10 | 1,270 | $1,900,000 | $1,496 | $1,496 | Sep 2023 | Resale |
| HILLBROOKS | 23 | OCR | 3 | 01-05 | 1,335 | $2,060,000 | $1,543 | $1,543 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.