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 GROVE | 10 | CCR | 5* | - | 2,153 | $4,000,000 | $1,858 | $2,323 | Mar 2026 | Resale |
| HOLLAND GROVE | 10 | CCR | 5* | - | 2,278 | $4,180,000 | $1,835 | $2,294 | Feb 2026 | Resale |
| HOLLAND GROVE | 10 | CCR | 5* | - | 2,230 | $4,080,000 | $1,829 | $2,287 | Jul 2025 | Resale |
| HOLLAND GROVE | 10 | CCR | 5* | - | 2,714 | $3,750,000 | $1,382 | $1,728 | Jul 2025 | Resale |
| HOLLAND GROVE | 10 | CCR | 5* | - | 5,264 | $5,500,888 | $1,045 | $1,306 | Jun 2025 | Resale |
| HOLLAND GROVE | 10 | CCR | 5* | - | 2,166 | $4,450,000 | $2,055 | $2,569 | May 2025 | Resale |
| HOLLAND GROVE | 10 | CCR | 5* | - | 2,912 | $4,058,000 | $1,394 | $1,743 | Apr 2025 | Resale |
| HOLLAND GROVE | 10 | CCR | 5* | - | 2,311 | $3,530,000 | $1,527 | $1,909 | Dec 2024 | Resale |
| HOLLAND GROVE | 10 | CCR | 5* | - | 2,181 | $3,768,000 | $1,728 | $2,160 | Nov 2024 | Resale |
| HOLLAND GROVE | 10 | CCR | 5* | - | 2,154 | $3,900,000 | $1,811 | $2,264 | Sep 2024 | Resale |
| HOLLAND GROVE | 10 | CCR | 5* | - | 2,774 | $3,880,000 | $1,399 | $1,749 | Aug 2024 | Resale |
| HOLLAND GROVE | 10 | CCR | 5* | - | 2,300 | $4,250,000 | $1,848 | $2,310 | Jul 2024 | Resale |
| HOLLAND GROVE | 10 | CCR | 5* | - | 2,153 | $3,800,000 | $1,765 | $2,207 | Feb 2024 | Resale |
| HOLLAND GROVE | 10 | CCR | 5* | - | 2,398 | $3,500,000 | $1,459 | $1,824 | Jan 2024 | Resale |
| HOLLAND GROVE | 10 | CCR | 5* | - | 2,845 | $4,100,000 | $1,441 | $1,801 | Sep 2023 | Resale |
| HOLLAND GROVE | 10 | CCR | 5* | - | 2,582 | $4,000,000 | $1,549 | $1,936 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.