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 |
|---|---|---|---|---|---|---|---|---|---|---|
| HILLSTA | 23 | OCR | 1 | 11-15 | 527 | $760,888 | $1,443 | $1,642 | Apr 2026 | Resale |
| HILLSTA | 23 | OCR | 2 | 01-05 | 850 | $1,143,888 | $1,345 | $1,530 | Mar 2026 | Resale |
| HILLSTA | 23 | OCR | 2 | 06-10 | 850 | $1,170,000 | $1,376 | $1,566 | Mar 2026 | Resale |
| HILLSTA | 23 | OCR | 2 | 06-10 | 850 | $1,190,000 | $1,399 | $1,592 | Feb 2026 | Resale |
| HILLSTA | 23 | OCR | 1 | 21-25 | 570 | $820,000 | $1,437 | $1,635 | Jan 2026 | Resale |
| HILLSTA | 23 | OCR | 1 | 16-20 | 527 | $740,000 | $1,403 | $1,596 | Jan 2026 | Resale |
| HILLSTA | 23 | OCR | 5* | - | 3,369 | $3,050,000 | $905 | $1,030 | Jan 2026 | Resale |
| HILLSTA | 23 | OCR | 1 | 16-20 | 570 | $790,000 | $1,385 | $1,576 | Oct 2025 | Resale |
| HILLSTA | 23 | OCR | 1 | 11-15 | 635 | $870,000 | $1,370 | $1,559 | Oct 2025 | Resale |
| HILLSTA | 23 | OCR | 1 | 01-05 | 570 | $770,000 | $1,350 | $1,536 | Oct 2025 | Resale |
| HILLSTA | 23 | OCR | 1 | 01-05 | 527 | $718,000 | $1,361 | $1,548 | Sep 2025 | Resale |
| HILLSTA | 23 | OCR | 1 | 06-10 | 538 | $738,000 | $1,371 | $1,560 | Sep 2025 | Resale |
| HILLSTA | 23 | OCR | 1 | 16-20 | 570 | $777,000 | $1,362 | $1,550 | Aug 2025 | Resale |
| HILLSTA | 23 | OCR | 2 | 11-15 | 1,001 | $1,340,000 | $1,339 | $1,523 | Aug 2025 | Resale |
| HILLSTA | 23 | OCR | 1 | 06-10 | 624 | $850,000 | $1,362 | $1,550 | Jul 2025 | Resale |
| HILLSTA | 23 | OCR | 1 | 06-10 | 570 | $763,000 | $1,337 | $1,521 | Jul 2025 | Resale |
| HILLSTA | 23 | OCR | 2 | 11-15 | 861 | $1,170,000 | $1,359 | $1,546 | Jul 2025 | Resale |
| HILLSTA | 23 | OCR | 3 | 01-05 | 1,206 | $1,600,000 | $1,327 | $1,510 | Jul 2025 | Resale |
| HILLSTA | 23 | OCR | 2 | 11-15 | 1,087 | $1,525,000 | $1,403 | $1,596 | Jun 2025 | Resale |
| HILLSTA | 23 | OCR | 2 | 21-25 | 753 | $1,060,000 | $1,407 | $1,601 | Jun 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.