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 PARK | 11 | CCR | 5* | - | 2,692 | $9,780,000 | $3,633 | $3,633 | Mar 2026 | Resale |
| HILLCREST PARK | 11 | CCR | 5* | - | 3,380 | $9,400,000 | $2,781 | $2,781 | Oct 2025 | Resale |
| HILLCREST PARK | 11 | CCR | 5* | - | 2,820 | $8,000,000 | $2,837 | $2,837 | Apr 2025 | Resale |
| HILLCREST PARK | 11 | CCR | 3* | 01-05 | 1,152 | $2,000,000 | $1,737 | $1,737 | Apr 2025 | Resale |
| HILLCREST PARK | 11 | CCR | 3* | 01-05 | 1,152 | $2,038,000 | $1,770 | $1,770 | Mar 2025 | Resale |
| HILLCREST PARK | 11 | CCR | 5* | - | 2,974 | $8,500,000 | $2,858 | $2,858 | Jul 2024 | Resale |
| HILLCREST PARK | 11 | CCR | 5* | - | 2,944 | $7,650,000 | $2,599 | $2,599 | May 2024 | Resale |
| HILLCREST PARK | 11 | CCR | 5* | - | 6,779 | $14,700,000 | $2,168 | $2,168 | Apr 2024 | Resale |
| HILLCREST PARK | 11 | CCR | 5* | - | 6,472 | $22,880,000 | $3,535 | $3,535 | Mar 2024 | Resale |
| HILLCREST PARK | 11 | CCR | 5* | - | 3,338 | $10,500,000 | $3,146 | $3,146 | Feb 2024 | Resale |
| HILLCREST PARK | 11 | CCR | 5* | - | 2,393 | $7,600,000 | $3,176 | $3,176 | Oct 2023 | Resale |
| HILLCREST PARK | 11 | CCR | 5* | - | 6,185 | $10,530,000 | $1,703 | $1,703 | Sep 2023 | Resale |
| HILLCREST PARK | 11 | CCR | 5* | - | 3,631 | $11,580,000 | $3,189 | $3,189 | Sep 2023 | Resale |
| HILLCREST PARK | 11 | CCR | 5* | - | 3,219 | $9,150,000 | $2,842 | $2,842 | Sep 2023 | Resale |
| HILLCREST PARK | 11 | CCR | 5* | - | 2,555 | $6,880,000 | $2,692 | $2,692 | Jul 2023 | Resale |
| HILLCREST PARK | 11 | CCR | 5* | - | 2,900 | $7,608,000 | $2,624 | $2,624 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.