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 |
|---|---|---|---|---|---|---|---|---|---|---|
| HILLINGTON GREEN | 23 | OCR | 2 | 06-10 | 980 | $1,693,000 | $1,728 | $1,819 | Apr 2026 | Resale |
| HILLINGTON GREEN | 23 | OCR | 3 | 06-10 | 1,356 | $2,300,000 | $1,696 | $1,785 | Apr 2026 | Resale |
| HILLINGTON GREEN | 23 | OCR | 3 | 01-05 | 1,356 | $2,225,000 | $1,641 | $1,727 | Mar 2026 | Resale |
| HILLINGTON GREEN | 23 | OCR | 3 | 06-10 | 2,465 | $3,088,000 | $1,253 | $1,319 | Mar 2026 | Resale |
| HILLINGTON GREEN | 23 | OCR | 2 | 01-05 | 990 | $1,670,000 | $1,686 | $1,775 | Jan 2026 | Resale |
| HILLINGTON GREEN | 23 | OCR | 3 | 06-10 | 1,356 | $2,268,000 | $1,672 | $1,760 | Dec 2025 | Resale |
| HILLINGTON GREEN | 23 | OCR | 3 | 01-05 | 1,927 | $2,658,888 | $1,380 | $1,453 | Dec 2025 | Resale |
| HILLINGTON GREEN | 23 | OCR | 3 | 06-10 | 2,347 | $3,050,000 | $1,300 | $1,368 | Nov 2025 | Resale |
| HILLINGTON GREEN | 23 | OCR | 4 | 06-10 | 2,594 | $3,368,888 | $1,299 | $1,367 | Mar 2025 | Resale |
| HILLINGTON GREEN | 23 | OCR | 4 | 01-05 | 1,755 | $2,950,000 | $1,681 | $1,769 | Mar 2025 | Resale |
| HILLINGTON GREEN | 23 | OCR | 3 | 06-10 | 1,356 | $2,268,000 | $1,672 | $1,760 | Feb 2025 | Resale |
| HILLINGTON GREEN | 23 | OCR | 3 | 01-05 | 1,528 | $2,560,000 | $1,675 | $1,763 | Dec 2024 | Resale |
| HILLINGTON GREEN | 23 | OCR | 3 | 01-05 | 1,356 | $2,200,000 | $1,622 | $1,707 | Dec 2024 | Resale |
| HILLINGTON GREEN | 23 | OCR | 3 | 06-10 | 2,465 | $2,980,000 | $1,209 | $1,273 | Sep 2024 | Resale |
| HILLINGTON GREEN | 23 | OCR | 4 | 06-10 | 1,755 | $2,720,000 | $1,550 | $1,632 | Aug 2024 | Resale |
| HILLINGTON GREEN | 23 | OCR | 3 | 01-05 | 1,776 | $2,480,000 | $1,396 | $1,469 | Aug 2024 | Resale |
| HILLINGTON GREEN | 23 | OCR | 3 | 06-10 | 1,356 | $2,380,000 | $1,755 | $1,847 | May 2024 | Resale |
| HILLINGTON GREEN | 23 | OCR | 3 | 06-10 | 1,528 | $2,520,000 | $1,649 | $1,736 | May 2024 | Resale |
| HILLINGTON GREEN | 23 | OCR | 3 | 06-10 | 1,528 | $2,500,000 | $1,636 | $1,722 | May 2024 | Resale |
| HILLINGTON GREEN | 23 | OCR | 3 | 01-05 | 1,356 | $1,930,000 | $1,423 | $1,498 | Feb 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.