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 HEIGHTS | 23 | OCR | 3 | 01-05 | 1,270 | $2,270,000 | $1,787 | $1,787 | Mar 2026 | Resale |
| HILLVIEW HEIGHTS | 23 | OCR | 3 | 01-05 | 1,270 | $1,923,888 | $1,515 | $1,515 | Mar 2026 | Resale |
| HILLVIEW HEIGHTS | 23 | OCR | 4 | 06-10 | 1,668 | $3,050,000 | $1,828 | $1,828 | Mar 2026 | Resale |
| HILLVIEW HEIGHTS | 23 | OCR | 1 | 01-05 | 732 | $1,160,000 | $1,585 | $1,585 | Oct 2025 | Resale |
| HILLVIEW HEIGHTS | 23 | OCR | 2 | 06-10 | 958 | $1,830,000 | $1,910 | $1,910 | Aug 2025 | Resale |
| HILLVIEW HEIGHTS | 23 | OCR | 3 | 06-10 | 1,270 | $2,208,000 | $1,738 | $1,738 | Jul 2025 | Resale |
| HILLVIEW HEIGHTS | 23 | OCR | 2 | 01-05 | 990 | $1,600,000 | $1,616 | $1,616 | Jun 2025 | Resale |
| HILLVIEW HEIGHTS | 23 | OCR | 4 | 06-10 | 1,668 | $2,920,000 | $1,750 | $1,750 | May 2025 | Resale |
| HILLVIEW HEIGHTS | 23 | OCR | 2 | 01-05 | 990 | $1,800,000 | $1,818 | $1,818 | Mar 2025 | Resale |
| HILLVIEW HEIGHTS | 23 | OCR | 4 | 01-05 | 1,679 | $2,820,000 | $1,679 | $1,679 | Oct 2024 | Resale |
| HILLVIEW HEIGHTS | 23 | OCR | 2 | 06-10 | 980 | $1,600,000 | $1,633 | $1,633 | Oct 2024 | Resale |
| HILLVIEW HEIGHTS | 23 | OCR | 2 | 06-10 | 958 | $1,650,000 | $1,722 | $1,722 | Oct 2024 | Resale |
| HILLVIEW HEIGHTS | 23 | OCR | 3 | 06-10 | 1,432 | $2,520,000 | $1,760 | $1,760 | Sep 2024 | Resale |
| HILLVIEW HEIGHTS | 23 | OCR | 3 | 06-10 | 1,432 | $2,350,000 | $1,642 | $1,642 | Nov 2023 | Resale |
| HILLVIEW HEIGHTS | 23 | OCR | 2 | 06-10 | 980 | $1,580,000 | $1,613 | $1,613 | Nov 2023 | Resale |
| HILLVIEW HEIGHTS | 23 | OCR | 2 | 01-05 | 990 | $1,550,000 | $1,565 | $1,565 | Nov 2023 | Resale |
| HILLVIEW HEIGHTS | 23 | OCR | 2 | 06-10 | 958 | $1,538,000 | $1,605 | $1,605 | Nov 2023 | Resale |
| HILLVIEW HEIGHTS | 23 | OCR | 2 | 06-10 | 958 | $1,530,000 | $1,597 | $1,597 | Nov 2023 | Resale |
| HILLVIEW HEIGHTS | 23 | OCR | 4 | 06-10 | 1,668 | $2,800,000 | $1,678 | $1,678 | Oct 2023 | Resale |
| HILLVIEW HEIGHTS | 23 | OCR | 3 | 06-10 | 1,270 | $2,000,000 | $1,575 | $1,575 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.