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 |
|---|---|---|---|---|---|---|---|---|---|---|
| HILLVISTA | 23 | OCR | 3 | 01-05 | 1,130 | $1,868,880 | $1,654 | $1,654 | Jan 2026 | Resale |
| HILLVISTA | 23 | OCR | 3* | 06-10 | 915 | $1,660,000 | $1,814 | $1,814 | Nov 2025 | Resale |
| HILLVISTA | 23 | OCR | 3 | 01-05 | 1,249 | $2,188,888 | $1,753 | $1,753 | Sep 2025 | Resale |
| HILLVISTA | 23 | OCR | 3 | 01-05 | 1,141 | $2,000,000 | $1,753 | $1,753 | Apr 2025 | Resale |
| HILLVISTA | 23 | OCR | 4* | 01-05 | 1,324 | $2,288,000 | $1,728 | $1,728 | Mar 2025 | Resale |
| HILLVISTA | 23 | OCR | 3* | 06-10 | 915 | $1,635,000 | $1,787 | $1,787 | Oct 2024 | Resale |
| HILLVISTA | 23 | OCR | 3 | 01-05 | 1,227 | $1,902,800 | $1,551 | $1,551 | Aug 2024 | Resale |
| HILLVISTA | 23 | OCR | 3 | 01-05 | 1,216 | $2,100,000 | $1,727 | $1,727 | Aug 2024 | Resale |
| HILLVISTA | 23 | OCR | 3 | 01-05 | 1,184 | $1,978,686 | $1,671 | $1,671 | Aug 2024 | Resale |
| HILLVISTA | 23 | OCR | 3 | 06-10 | 1,130 | $1,850,000 | $1,637 | $1,637 | Jul 2024 | Resale |
| HILLVISTA | 23 | OCR | 3 | 01-05 | 1,216 | $1,900,000 | $1,562 | $1,562 | Jun 2024 | Resale |
| HILLVISTA | 23 | OCR | 3 | 01-05 | 1,216 | $1,950,000 | $1,603 | $1,603 | Apr 2024 | Resale |
| HILLVISTA | 23 | OCR | 2 | 01-05 | 1,055 | $1,650,000 | $1,564 | $1,564 | Feb 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.