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 |
|---|---|---|---|---|---|---|---|---|---|---|
| HILLTOP GROVE | 23 | OCR | 2 | 06-10 | 861 | $1,000,000 | $1,161 | $1,431 | Dec 2025 | Resale |
| HILLTOP GROVE | 23 | OCR | 3 | 06-10 | 1,238 | $1,470,000 | $1,188 | $1,464 | Oct 2025 | Resale |
| HILLTOP GROVE | 23 | OCR | 2 | 06-10 | 861 | $1,100,000 | $1,277 | $1,574 | Sep 2025 | Resale |
| HILLTOP GROVE | 23 | OCR | 2 | 01-05 | 1,012 | $1,180,000 | $1,166 | $1,437 | Jul 2025 | Resale |
| HILLTOP GROVE | 23 | OCR | 4* | 06-10 | 1,270 | $1,138,000 | $896 | $1,104 | Mar 2025 | Resale |
| HILLTOP GROVE | 23 | OCR | 3* | 01-05 | 1,249 | $1,425,000 | $1,141 | $1,406 | Feb 2025 | Resale |
| HILLTOP GROVE | 23 | OCR | 2 | 01-05 | 1,012 | $1,180,000 | $1,166 | $1,437 | Sep 2024 | Resale |
| HILLTOP GROVE | 23 | OCR | 2 | 01-05 | 1,281 | $1,250,000 | $976 | $1,203 | Aug 2024 | Resale |
| HILLTOP GROVE | 23 | OCR | 3 | 06-10 | 1,238 | $1,465,000 | $1,184 | $1,459 | May 2024 | Resale |
| HILLTOP GROVE | 23 | OCR | 2 | 01-05 | 861 | $950,000 | $1,103 | $1,360 | Apr 2024 | Resale |
| HILLTOP GROVE | 23 | OCR | 3 | 01-05 | 1,238 | $1,290,000 | $1,042 | $1,284 | Feb 2024 | Resale |
| HILLTOP GROVE | 23 | OCR | 3 | 06-10 | 1,238 | $1,450,000 | $1,171 | $1,443 | Feb 2024 | Resale |
| HILLTOP GROVE | 23 | OCR | 3 | 01-05 | 1,647 | $1,850,000 | $1,123 | $1,384 | Nov 2023 | Resale |
| HILLTOP GROVE | 23 | OCR | 3* | 01-05 | 1,249 | $1,328,888 | $1,064 | $1,311 | Oct 2023 | Resale |
| HILLTOP GROVE | 23 | OCR | 2 | 01-05 | 861 | $980,888 | $1,139 | $1,404 | Jul 2023 | Resale |
| HILLTOP GROVE | 23 | OCR | 2 | 01-05 | 1,012 | $1,100,000 | $1,087 | $1,340 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.