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 REGENCY | 23 | OCR | 2 | 06-10 | 904 | $1,010,000 | $1,117 | $1,344 | Apr 2026 | Resale |
| HILLVIEW REGENCY | 23 | OCR | 3 | 06-10 | 1,173 | $1,360,000 | $1,159 | $1,394 | Mar 2026 | Resale |
| HILLVIEW REGENCY | 23 | OCR | 3 | 16-20 | 1,195 | $1,420,000 | $1,188 | $1,429 | Mar 2026 | Resale |
| HILLVIEW REGENCY | 23 | OCR | 3 | 11-15 | 1,130 | $1,358,000 | $1,202 | $1,446 | Mar 2026 | Resale |
| HILLVIEW REGENCY | 23 | OCR | 3 | 21-25 | 1,195 | $1,360,000 | $1,138 | $1,369 | Mar 2026 | Resale |
| HILLVIEW REGENCY | 23 | OCR | 3 | 11-15 | 1,109 | $1,350,000 | $1,218 | $1,465 | Jan 2026 | Resale |
| HILLVIEW REGENCY | 23 | OCR | 3 | 16-20 | 1,195 | $1,360,000 | $1,138 | $1,369 | Dec 2025 | Resale |
| HILLVIEW REGENCY | 23 | OCR | 2 | 06-10 | 969 | $1,159,800 | $1,197 | $1,440 | Dec 2025 | Resale |
| HILLVIEW REGENCY | 23 | OCR | 2 | 01-05 | 969 | $1,140,000 | $1,177 | $1,416 | Nov 2025 | Resale |
| HILLVIEW REGENCY | 23 | OCR | 2 | 06-10 | 904 | $1,010,000 | $1,117 | $1,344 | Oct 2025 | Resale |
| HILLVIEW REGENCY | 23 | OCR | 3 | 21-25 | 1,130 | $1,380,000 | $1,221 | $1,469 | Oct 2025 | Resale |
| HILLVIEW REGENCY | 23 | OCR | 2 | 01-05 | 904 | $990,000 | $1,095 | $1,317 | Aug 2025 | Resale |
| HILLVIEW REGENCY | 23 | OCR | 3 | 16-20 | 1,195 | $1,410,000 | $1,180 | $1,420 | Aug 2025 | Resale |
| HILLVIEW REGENCY | 23 | OCR | 3 | 11-15 | 1,130 | $1,350,000 | $1,194 | $1,436 | Aug 2025 | Resale |
| HILLVIEW REGENCY | 23 | OCR | 3 | 16-20 | 1,130 | $1,410,000 | $1,248 | $1,501 | Jul 2025 | Resale |
| HILLVIEW REGENCY | 23 | OCR | 3 | 11-15 | 1,109 | $1,380,000 | $1,245 | $1,498 | Jul 2025 | Resale |
| HILLVIEW REGENCY | 23 | OCR | 3 | 16-20 | 1,130 | $1,355,000 | $1,199 | $1,442 | Jul 2025 | Resale |
| HILLVIEW REGENCY | 23 | OCR | 2 | 06-10 | 1,119 | $1,380,000 | $1,233 | $1,483 | Jun 2025 | Resale |
| HILLVIEW REGENCY | 23 | OCR | 2 | 11-15 | 1,119 | $1,320,000 | $1,179 | $1,418 | May 2025 | Resale |
| HILLVIEW REGENCY | 23 | OCR | 2 | 06-10 | 904 | $1,030,000 | $1,139 | $1,370 | May 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.