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 |
|---|---|---|---|---|---|---|---|---|---|---|
| HILLION RESIDENCES | 23 | OCR | 2 | 06-10 | 710 | $1,340,000 | $1,886 | $2,129 | May 2026 | Resale |
| HILLION RESIDENCES | 23 | OCR | 1 | 06-10 | 463 | $800,000 | $1,728 | $1,951 | May 2026 | Resale |
| HILLION RESIDENCES | 23 | OCR | 4 | 21-25 | 1,356 | $2,610,000 | $1,924 | $2,172 | Apr 2026 | Resale |
| HILLION RESIDENCES | 23 | OCR | 1 | 06-10 | 549 | $840,000 | $1,530 | $1,727 | Mar 2026 | Resale |
| HILLION RESIDENCES | 23 | OCR | 1 | 06-10 | 549 | $868,000 | $1,581 | $1,785 | Feb 2026 | Resale |
| HILLION RESIDENCES | 23 | OCR | 1 | 11-15 | 474 | $820,000 | $1,731 | $1,954 | Feb 2026 | Resale |
| HILLION RESIDENCES | 23 | OCR | 1 | 11-15 | 463 | $830,000 | $1,793 | $2,024 | Feb 2026 | Resale |
| HILLION RESIDENCES | 23 | OCR | 1 | 06-10 | 463 | $815,000 | $1,761 | $1,988 | Feb 2026 | Resale |
| HILLION RESIDENCES | 23 | OCR | 1 | 11-15 | 474 | $832,000 | $1,757 | $1,984 | Jan 2026 | Resale |
| HILLION RESIDENCES | 23 | OCR | 1 | 16-20 | 474 | $830,000 | $1,752 | $1,978 | Jan 2026 | Resale |
| HILLION RESIDENCES | 23 | OCR | 1 | 11-15 | 463 | $828,000 | $1,789 | $2,020 | Dec 2025 | Resale |
| HILLION RESIDENCES | 23 | OCR | 2 | 11-15 | 710 | $1,310,000 | $1,844 | $2,082 | Dec 2025 | Resale |
| HILLION RESIDENCES | 23 | OCR | 2 | 16-20 | 710 | $1,368,000 | $1,926 | $2,174 | Nov 2025 | Resale |
| HILLION RESIDENCES | 23 | OCR | 1 | 16-20 | 474 | $850,000 | $1,795 | $2,026 | Oct 2025 | Resale |
| HILLION RESIDENCES | 23 | OCR | 2 | 16-20 | 710 | $1,370,000 | $1,928 | $2,177 | Oct 2025 | Resale |
| HILLION RESIDENCES | 23 | OCR | 1 | 16-20 | 463 | $830,000 | $1,793 | $2,024 | Oct 2025 | Resale |
| HILLION RESIDENCES | 23 | OCR | 1 | 11-15 | 463 | $820,000 | $1,772 | $2,000 | Oct 2025 | Resale |
| HILLION RESIDENCES | 23 | OCR | 1 | 16-20 | 463 | $808,000 | $1,746 | $1,971 | Sep 2025 | Resale |
| HILLION RESIDENCES | 23 | OCR | 2 | 11-15 | 710 | $1,330,000 | $1,872 | $2,113 | Sep 2025 | Resale |
| HILLION RESIDENCES | 23 | OCR | 2 | 16-20 | 710 | $1,330,000 | $1,872 | $2,113 | Sep 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.