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 |
|---|---|---|---|---|---|---|---|---|---|---|
| HILLOCK GREEN | 26 | OCR | 2 | 21-25 | 872 | $1,852,000 | $2,124 | $2,222 | Apr 2026 | New Sale |
| HILLOCK GREEN | 26 | OCR | 3 | 21-25 | 1,442 | $3,027,000 | $2,099 | $2,196 | Mar 2026 | New Sale |
| HILLOCK GREEN | 26 | OCR | 3 | 11-15 | 904 | $1,954,000 | $2,161 | $2,260 | Mar 2026 | New Sale |
| HILLOCK GREEN | 26 | OCR | 3 | 21-25 | 1,270 | $2,719,000 | $2,141 | $2,254 | Mar 2026 | New Sale |
| HILLOCK GREEN | 26 | OCR | 2 | 11-15 | 958 | $2,018,000 | $2,107 | $2,204 | Jan 2026 | New Sale |
| HILLOCK GREEN | 26 | OCR | 3 | 21-25 | 1,130 | $2,388,000 | $2,113 | $2,210 | Dec 2025 | New Sale |
| HILLOCK GREEN | 26 | OCR | 3 | 11-15 | 1,442 | $2,838,000 | $1,968 | $2,059 | Nov 2025 | New Sale |
| HILLOCK GREEN | 26 | OCR | 3 | 21-25 | 1,066 | $2,536,000 | $2,380 | $2,505 | Nov 2025 | New Sale |
| HILLOCK GREEN | 26 | OCR | 2 | 21-25 | 710 | $1,792,000 | $2,522 | $2,638 | Nov 2025 | New Sale |
| HILLOCK GREEN | 26 | OCR | 2 | 21-25 | 958 | $1,998,000 | $2,086 | $2,182 | Oct 2025 | New Sale |
| HILLOCK GREEN | 26 | OCR | 2 | 21-25 | 786 | $1,935,000 | $2,463 | $2,576 | Oct 2025 | New Sale |
| HILLOCK GREEN | 26 | OCR | 4 | 21-25 | 1,432 | $2,942,000 | $2,055 | $2,163 | Sep 2025 | New Sale |
| HILLOCK GREEN | 26 | OCR | 2 | 21-25 | 657 | $1,618,000 | $2,464 | $2,577 | Sep 2025 | New Sale |
| HILLOCK GREEN | 26 | OCR | 2 | 21-25 | 657 | $1,638,000 | $2,495 | $2,610 | Sep 2025 | New Sale |
| HILLOCK GREEN | 26 | OCR | 3 | 21-25 | 1,238 | $2,589,000 | $2,092 | $2,188 | Sep 2025 | New Sale |
| HILLOCK GREEN | 26 | OCR | 4 | 16-20 | 1,184 | $2,720,000 | $2,297 | $2,403 | Sep 2025 | New Sale |
| HILLOCK GREEN | 26 | OCR | 3 | 21-25 | 1,066 | $2,558,000 | $2,400 | $2,510 | Sep 2025 | New Sale |
| HILLOCK GREEN | 26 | OCR | 2 | 11-15 | 872 | $1,836,000 | $2,106 | $2,203 | Sep 2025 | New Sale |
| HILLOCK GREEN | 26 | OCR | 4 | 21-25 | 1,184 | $2,760,000 | $2,331 | $2,438 | Aug 2025 | New Sale |
| HILLOCK GREEN | 26 | OCR | 2 | 21-25 | 872 | $1,956,000 | $2,243 | $2,346 | Aug 2025 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.