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 |
|---|---|---|---|---|---|---|---|---|---|---|
| HILLVIEW 128 | 23 | OCR | 3* | 01-05 | 1,044 | $1,540,000 | $1,475 | $1,553 | Sep 2025 | Resale |
| HILLVIEW 128 | 23 | OCR | 3* | 06-10 | 1,044 | $1,400,000 | $1,341 | $1,412 | Aug 2025 | Resale |
| HILLVIEW 128 | 23 | OCR | 3* | 01-05 | 1,055 | $1,580,000 | $1,498 | $1,577 | Mar 2025 | Resale |
| HILLVIEW 128 | 23 | OCR | 3* | 01-05 | 1,055 | $1,450,000 | $1,375 | $1,447 | Jul 2024 | Resale |
| HILLVIEW 128 | 23 | OCR | 3* | 01-05 | 1,055 | $1,410,000 | $1,337 | $1,407 | May 2024 | Resale |
| HILLVIEW 128 | 23 | OCR | 3* | 01-05 | 1,044 | $1,400,000 | $1,341 | $1,412 | Dec 2023 | Resale |
| HILLVIEW 128 | 23 | OCR | 3* | 06-10 | 1,044 | $1,348,000 | $1,291 | $1,359 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.