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 VILLA | 11 | CCR | 5* | - | 3,111 | $4,270,000 | $1,373 | $1,597 | Mar 2026 | Resale |
| HILLCREST VILLA | 11 | CCR | 5* | - | 3,078 | $4,000,000 | $1,299 | $1,511 | Feb 2026 | Resale |
| HILLCREST VILLA | 11 | CCR | 5* | - | 3,154 | $4,210,000 | $1,335 | $1,553 | Sep 2025 | Resale |
| HILLCREST VILLA | 11 | CCR | 5* | - | 3,154 | $4,280,000 | $1,357 | $1,578 | Sep 2025 | Resale |
| HILLCREST VILLA | 11 | CCR | 5* | - | 3,089 | $4,038,888 | $1,307 | $1,520 | Aug 2025 | Resale |
| HILLCREST VILLA | 11 | CCR | 5* | - | 3,100 | $4,030,000 | $1,300 | $1,512 | Jul 2025 | Resale |
| HILLCREST VILLA | 11 | CCR | 5* | - | 3,154 | $4,260,000 | $1,351 | $1,571 | Mar 2025 | Resale |
| HILLCREST VILLA | 11 | CCR | 5* | - | 3,218 | $4,200,000 | $1,305 | $1,518 | Jan 2025 | Resale |
| HILLCREST VILLA | 11 | CCR | 5* | - | 3,089 | $4,100,000 | $1,327 | $1,543 | Jan 2025 | Resale |
| HILLCREST VILLA | 11 | CCR | 5* | - | 3,154 | $4,160,000 | $1,319 | $1,534 | Oct 2024 | Resale |
| HILLCREST VILLA | 11 | CCR | 5* | - | 3,089 | $4,100,000 | $1,327 | $1,543 | Aug 2024 | Resale |
| HILLCREST VILLA | 11 | CCR | 5* | - | 3,154 | $4,058,000 | $1,287 | $1,497 | Aug 2024 | Resale |
| HILLCREST VILLA | 11 | CCR | 5* | - | 3,089 | $4,120,000 | $1,334 | $1,552 | Jul 2024 | Resale |
| HILLCREST VILLA | 11 | CCR | 5* | - | 3,100 | $3,950,000 | $1,274 | $1,482 | Jul 2024 | Resale |
| HILLCREST VILLA | 11 | CCR | 5* | - | 3,154 | $4,000,000 | $1,268 | $1,475 | Jun 2024 | Resale |
| HILLCREST VILLA | 11 | CCR | 5* | - | 3,089 | $3,928,000 | $1,272 | $1,479 | May 2024 | Resale |
| HILLCREST VILLA | 11 | CCR | 5* | - | 3,154 | $3,980,000 | $1,262 | $1,468 | Apr 2024 | Resale |
| HILLCREST VILLA | 11 | CCR | 5* | - | 3,154 | $3,968,000 | $1,258 | $1,463 | Mar 2024 | Resale |
| HILLCREST VILLA | 11 | CCR | 5* | - | 3,165 | $3,950,000 | $1,248 | $1,452 | Jan 2024 | Resale |
| HILLCREST VILLA | 11 | CCR | 5* | - | 3,078 | $3,820,000 | $1,241 | $1,443 | Jan 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.