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 |
|---|---|---|---|---|---|---|---|---|---|---|
| HILLS TWOONE | 23 | OCR | 3 | 01-05 | 710 | $1,168,888 | $1,645 | $1,645 | Mar 2026 | Resale |
| HILLS TWOONE | 23 | OCR | 3 | 01-05 | 764 | $1,190,000 | $1,557 | $1,557 | Jul 2025 | Resale |
| HILLS TWOONE | 23 | OCR | 2 | 01-05 | 560 | $912,000 | $1,629 | $1,629 | May 2025 | Resale |
| HILLS TWOONE | 23 | OCR | 3 | 01-05 | 797 | $1,150,000 | $1,444 | $1,444 | Dec 2024 | Resale |
| HILLS TWOONE | 23 | OCR | 2 | 01-05 | 570 | $930,000 | $1,630 | $1,630 | Oct 2024 | Resale |
| HILLS TWOONE | 23 | OCR | 3 | 01-05 | 797 | $1,150,000 | $1,444 | $1,444 | Aug 2024 | Resale |
| HILLS TWOONE | 23 | OCR | 3 | 01-05 | 753 | $1,180,000 | $1,566 | $1,566 | Jun 2024 | Resale |
| HILLS TWOONE | 23 | OCR | 3 | 01-05 | 926 | $1,328,800 | $1,435 | $1,435 | May 2024 | Resale |
| HILLS TWOONE | 23 | OCR | 2 | 01-05 | 570 | $860,000 | $1,507 | $1,507 | Jan 2024 | Resale |
| HILLS TWOONE | 23 | OCR | 2 | 01-05 | 570 | $860,000 | $1,507 | $1,507 | Nov 2023 | Resale |
| HILLS TWOONE | 23 | OCR | 2 | 01-05 | 570 | $860,000 | $1,507 | $1,507 | Aug 2023 | Resale |
| HILLS TWOONE | 23 | OCR | 3 | 01-05 | 753 | $1,145,000 | $1,520 | $1,520 | Jul 2023 | Resale |
| HILLS TWOONE | 23 | OCR | 3 | 06-10 | 1,119 | $1,510,000 | $1,349 | $1,349 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.