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 |
|---|---|---|---|---|---|---|---|---|---|---|
| HILLHAVEN | 23 | OCR | 4 | 26-30 | 1,259 | $2,753,065 | $2,186 | $2,284 | Dec 2025 | New Sale |
| HILLHAVEN | 23 | OCR | 4 | 26-30 | 1,432 | $2,950,000 | $2,061 | $2,154 | Dec 2025 | New Sale |
| HILLHAVEN | 23 | OCR | 2 | 26-30 | 700 | $1,748,000 | $2,498 | $2,610 | Dec 2025 | New Sale |
| HILLHAVEN | 23 | OCR | 2 | 26-30 | 700 | $1,743,599 | $2,492 | $2,604 | Nov 2025 | New Sale |
| HILLHAVEN | 23 | OCR | 4 | 21-25 | 1,259 | $2,727,905 | $2,166 | $2,263 | Nov 2025 | New Sale |
| HILLHAVEN | 23 | OCR | 4 | 21-25 | 1,259 | $2,727,685 | $2,166 | $2,263 | Oct 2025 | New Sale |
| HILLHAVEN | 23 | OCR | 4 | 21-25 | 1,259 | $2,719,215 | $2,159 | $2,256 | Oct 2025 | New Sale |
| HILLHAVEN | 23 | OCR | 4 | 21-25 | 1,378 | $2,914,130 | $2,115 | $2,210 | Oct 2025 | New Sale |
| HILLHAVEN | 23 | OCR | 4 | 01-05 | 1,378 | $2,651,779 | $1,925 | $2,011 | Oct 2025 | New Sale |
| HILLHAVEN | 23 | OCR | 4 | 21-25 | 1,378 | $2,927,576 | $2,125 | $2,220 | Oct 2025 | New Sale |
| HILLHAVEN | 23 | OCR | 4 | 01-05 | 1,378 | $2,684,328 | $1,948 | $2,036 | Oct 2025 | New Sale |
| HILLHAVEN | 23 | OCR | 3 | 26-30 | 1,130 | $2,321,800 | $2,054 | $2,146 | Oct 2025 | New Sale |
| HILLHAVEN | 23 | OCR | 4 | 21-25 | 1,378 | $2,956,810 | $2,146 | $2,242 | Sep 2025 | New Sale |
| HILLHAVEN | 23 | OCR | 4 | 21-25 | 1,378 | $2,943,040 | $2,136 | $2,232 | Sep 2025 | New Sale |
| HILLHAVEN | 23 | OCR | 3 | 26-30 | 1,141 | $2,368,184 | $2,076 | $2,169 | Sep 2025 | New Sale |
| HILLHAVEN | 23 | OCR | 4 | 01-05 | 1,378 | $2,695,010 | $1,956 | $2,044 | Aug 2025 | New Sale |
| HILLHAVEN | 23 | OCR | 4 | 01-05 | 1,378 | $2,708,780 | $1,966 | $2,054 | Aug 2025 | New Sale |
| HILLHAVEN | 23 | OCR | 2 | 26-30 | 700 | $1,736,301 | $2,482 | $2,594 | Aug 2025 | New Sale |
| HILLHAVEN | 23 | OCR | 4 | 21-25 | 1,259 | $2,702,660 | $2,146 | $2,242 | Jul 2025 | New Sale |
| HILLHAVEN | 23 | OCR | 4 | 26-30 | 1,378 | $3,002,708 | $2,179 | $2,277 | Jul 2025 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.