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 |
|---|---|---|---|---|---|---|---|---|---|---|
| HILLCREST ARCADIA | 11 | CCR | 3* | 01-05 | 915 | $1,370,000 | $1,497 | $2,143 | Mar 2026 | Resale |
| HILLCREST ARCADIA | 11 | CCR | 5* | 01-05 | 1,711 | $2,150,000 | $1,256 | $1,798 | Mar 2026 | Resale |
| HILLCREST ARCADIA | 11 | CCR | 4* | 06-10 | 1,421 | $1,980,000 | $1,394 | $1,995 | Feb 2026 | Resale |
| HILLCREST ARCADIA | 11 | CCR | 5* | 06-10 | 1,884 | $2,450,000 | $1,301 | $1,862 | Jan 2026 | Resale |
| HILLCREST ARCADIA | 11 | CCR | 5* | 11-15 | 1,970 | $2,550,000 | $1,295 | $1,854 | Dec 2025 | Resale |
| HILLCREST ARCADIA | 11 | CCR | 5* | 06-10 | 2,454 | $2,800,000 | $1,141 | $1,633 | Dec 2025 | Resale |
| HILLCREST ARCADIA | 11 | CCR | 4* | 06-10 | 1,421 | $1,800,000 | $1,267 | $1,814 | Oct 2025 | Resale |
| HILLCREST ARCADIA | 11 | CCR | 5* | 01-05 | 2,745 | $3,288,000 | $1,198 | $1,715 | Sep 2025 | Resale |
| HILLCREST ARCADIA | 11 | CCR | 5* | 11-15 | 1,798 | $2,388,888 | $1,329 | $1,902 | Aug 2025 | Resale |
| HILLCREST ARCADIA | 11 | CCR | 5* | 01-05 | 2,745 | $3,370,000 | $1,228 | $1,758 | May 2025 | Resale |
| HILLCREST ARCADIA | 11 | CCR | 2* | 01-05 | 700 | $850,000 | $1,215 | $1,739 | Mar 2025 | Resale |
| HILLCREST ARCADIA | 11 | CCR | 5* | 01-05 | 1,711 | $2,000,000 | $1,169 | $1,673 | Feb 2025 | Resale |
| HILLCREST ARCADIA | 11 | CCR | 5* | 06-10 | 1,798 | $2,300,000 | $1,280 | $1,832 | Feb 2025 | Resale |
| HILLCREST ARCADIA | 11 | CCR | 5* | 06-10 | 1,970 | $2,600,000 | $1,320 | $1,889 | Feb 2025 | Resale |
| HILLCREST ARCADIA | 11 | CCR | 5* | 06-10 | 1,970 | $2,580,000 | $1,310 | $1,875 | Dec 2024 | Resale |
| HILLCREST ARCADIA | 11 | CCR | 5* | 11-15 | 1,798 | $2,420,000 | $1,346 | $1,927 | Sep 2024 | Resale |
| HILLCREST ARCADIA | 11 | CCR | 3* | 01-05 | 958 | $980,000 | $1,023 | $1,464 | Aug 2024 | Resale |
| HILLCREST ARCADIA | 11 | CCR | 5* | 06-10 | 2,325 | $2,980,000 | $1,282 | $1,835 | Feb 2024 | Resale |
| HILLCREST ARCADIA | 11 | CCR | 5* | 01-05 | 1,884 | $2,320,000 | $1,232 | $1,763 | Dec 2023 | Resale |
| HILLCREST ARCADIA | 11 | CCR | 3* | 01-05 | 915 | $1,210,000 | $1,323 | $1,894 | Nov 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.