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 |
|---|---|---|---|---|---|---|---|---|---|---|
| HOLLAND GARDENS | 10 | CCR | 5* | - | 3,684 | $8,750,000 | $2,375 | — | Apr 2026 | Resale |
| HOLLAND GARDENS | 10 | CCR | 5* | - | 3,520 | $8,630,000 | $2,452 | — | Jan 2026 | Resale |
| HOLLAND GARDENS | 10 | CCR | 5* | - | 3,594 | $8,945,000 | $2,489 | — | Nov 2025 | Resale |
| HOLLAND GARDENS | 10 | CCR | 5* | - | 3,594 | $7,120,000 | $1,981 | — | Nov 2025 | Resale |
| HOLLAND GARDENS | 10 | CCR | 5* | - | 3,587 | $7,800,000 | $2,175 | — | Oct 2025 | Resale |
| HOLLAND GARDENS | 10 | CCR | 5* | - | 4,369 | $11,080,000 | $2,536 | — | Aug 2025 | Resale |
| HOLLAND GARDENS | 10 | CCR | 5* | - | 3,753 | $7,500,000 | $1,998 | — | Jul 2025 | Resale |
| HOLLAND GARDENS | 10 | CCR | 5* | - | 3,990 | $8,140,000 | $2,040 | — | Mar 2025 | Resale |
| HOLLAND GARDENS | 10 | CCR | 5* | - | 4,098 | $8,250,000 | $2,013 | — | May 2024 | Resale |
| HOLLAND GARDENS | 10 | CCR | 5* | - | 3,587 | $7,800,000 | $2,175 | — | Mar 2024 | Resale |
| HOLLAND GARDENS | 10 | CCR | 5* | - | 3,923 | $11,230,000 | $2,862 | — | Aug 2023 | Resale |
| HOLLAND GARDENS | 10 | CCR | 5* | - | 3,983 | $8,000,000 | $2,009 | — | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.