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 PARK | 23 | OCR | 3* | 06-10 | 1,227 | $1,935,000 | $1,577 | $1,577 | Feb 2026 | Resale |
| HILLVIEW PARK | 23 | OCR | 3* | 11-15 | 1,249 | $1,950,000 | $1,562 | $1,562 | Feb 2026 | Resale |
| HILLVIEW PARK | 23 | OCR | 4* | 01-05 | 1,324 | $2,025,000 | $1,530 | $1,530 | Jan 2026 | Resale |
| HILLVIEW PARK | 23 | OCR | 3* | 01-05 | 1,227 | $1,980,000 | $1,614 | $1,614 | Jan 2026 | Resale |
| HILLVIEW PARK | 23 | OCR | 3* | 01-05 | 1,227 | $1,930,000 | $1,573 | $1,573 | Jun 2025 | Resale |
| HILLVIEW PARK | 23 | OCR | 4* | 01-05 | 1,324 | $1,850,000 | $1,397 | $1,397 | May 2025 | Resale |
| HILLVIEW PARK | 23 | OCR | 4* | 11-15 | 1,345 | $2,005,000 | $1,490 | $1,490 | Mar 2025 | Resale |
| HILLVIEW PARK | 23 | OCR | 3* | 11-15 | 904 | $1,420,000 | $1,571 | $1,571 | Nov 2024 | Resale |
| HILLVIEW PARK | 23 | OCR | 4* | 06-10 | 1,432 | $2,068,000 | $1,445 | $1,445 | Aug 2024 | Resale |
| HILLVIEW PARK | 23 | OCR | 2* | 11-15 | 829 | $1,280,000 | $1,544 | $1,544 | Mar 2024 | Resale |
| HILLVIEW PARK | 23 | OCR | 2* | 06-10 | 775 | $1,300,000 | $1,677 | $1,677 | Jan 2024 | Resale |
| HILLVIEW PARK | 23 | OCR | 3* | 01-05 | 1,227 | $1,780,000 | $1,451 | $1,451 | Jan 2024 | Resale |
| HILLVIEW PARK | 23 | OCR | 3* | 11-15 | 1,249 | $1,850,000 | $1,482 | $1,482 | Dec 2023 | Resale |
| HILLVIEW PARK | 23 | OCR | 4* | 11-15 | 1,345 | $2,000,000 | $1,486 | $1,486 | Dec 2023 | Resale |
| HILLVIEW PARK | 23 | OCR | 4* | 11-15 | 1,345 | $1,838,000 | $1,366 | $1,366 | Dec 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.