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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| HILLVIEW GREEN | 21 | OCR | 4* | 01-05 | 1,281 | $2,050,000 | $1,600 | — | Apr 2026 | Resale |
| HILLVIEW GREEN | 21 | OCR | 5* | 01-05 | 1,615 | $2,480,000 | $1,536 | — | Dec 2025 | Resale |
| HILLVIEW GREEN | 21 | OCR | 2 | 06-10 | 1,001 | $1,610,000 | $1,608 | — | Oct 2025 | Resale |
| HILLVIEW GREEN | 21 | OCR | 4 | 06-10 | 1,722 | $2,850,000 | $1,655 | — | Jul 2025 | Resale |
| HILLVIEW GREEN | 21 | OCR | 5* | 01-05 | 1,808 | $2,700,000 | $1,493 | — | Jul 2025 | Resale |
| HILLVIEW GREEN | 21 | OCR | 2 | 06-10 | 1,012 | $1,575,000 | $1,557 | — | Apr 2025 | Resale |
| HILLVIEW GREEN | 21 | OCR | 2 | 01-05 | 980 | $1,608,000 | $1,642 | — | Dec 2024 | Resale |
| HILLVIEW GREEN | 21 | OCR | 4* | 01-05 | 1,281 | $1,880,000 | $1,468 | — | Dec 2024 | Resale |
| HILLVIEW GREEN | 21 | OCR | 3 | 06-10 | 1,302 | $1,900,000 | $1,459 | — | Oct 2024 | Resale |
| HILLVIEW GREEN | 21 | OCR | 3 | 06-10 | 1,302 | $2,050,000 | $1,574 | — | Sep 2024 | Resale |
| HILLVIEW GREEN | 21 | OCR | 4* | 01-05 | 1,475 | $2,100,000 | $1,424 | — | Aug 2024 | Resale |
| HILLVIEW GREEN | 21 | OCR | 3 | 01-05 | 1,302 | $2,030,000 | $1,559 | — | Jun 2024 | Resale |
| HILLVIEW GREEN | 21 | OCR | 2 | 06-10 | 1,001 | $1,660,000 | $1,658 | — | May 2024 | Resale |
| HILLVIEW GREEN | 21 | OCR | 2 | 01-05 | 1,012 | $1,590,000 | $1,571 | — | Apr 2024 | Resale |
| HILLVIEW GREEN | 21 | OCR | 5* | 06-10 | 1,615 | $2,470,000 | $1,530 | — | Jan 2024 | Resale |
| HILLVIEW GREEN | 21 | OCR | 3 | 06-10 | 1,582 | $2,470,000 | $1,561 | — | Jan 2024 | Resale |
| HILLVIEW GREEN | 21 | OCR | 4* | 01-05 | 1,281 | $1,899,000 | $1,483 | — | Aug 2023 | Resale |
| HILLVIEW GREEN | 21 | OCR | 4* | 06-10 | 1,281 | $1,825,000 | $1,425 | — | Aug 2023 | Resale |
| HILLVIEW GREEN | 21 | OCR | 4* | 01-05 | 1,528 | $2,400,000 | $1,570 | — | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.