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 RESIDENCES | 10 | CCR | 1 | 01-05 | 603 | $1,375,000 | $2,281 | — | Mar 2026 | Resale |
| HOLLAND RESIDENCES | 10 | CCR | 3 | 01-05 | 1,356 | $3,050,000 | $2,249 | — | Nov 2025 | Resale |
| HOLLAND RESIDENCES | 10 | CCR | 3 | 01-05 | 1,464 | $3,238,000 | $2,212 | — | Jun 2025 | Resale |
| HOLLAND RESIDENCES | 10 | CCR | 3 | 01-05 | 1,356 | $3,060,000 | $2,256 | — | Mar 2025 | Resale |
| HOLLAND RESIDENCES | 10 | CCR | 2 | 01-05 | 969 | $2,138,000 | $2,207 | — | Nov 2024 | Resale |
| HOLLAND RESIDENCES | 10 | CCR | 2 | 01-05 | 980 | $2,160,000 | $2,205 | — | May 2024 | Resale |
| HOLLAND RESIDENCES | 10 | CCR | 3 | 01-05 | 1,916 | $3,300,000 | $1,722 | — | Apr 2024 | Resale |
| HOLLAND RESIDENCES | 10 | CCR | 3 | 01-05 | 1,389 | $3,180,000 | $2,290 | — | Jan 2024 | Resale |
| HOLLAND RESIDENCES | 10 | CCR | 2 | 01-05 | 980 | $2,130,000 | $2,175 | — | Dec 2023 | Resale |
| HOLLAND RESIDENCES | 10 | CCR | 2 | 01-05 | 1,615 | $2,200,000 | $1,363 | — | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.