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 |
|---|---|---|---|---|---|---|---|---|---|---|
| HOOVER PARK | 21 | RCR | 5* | - | 1,959 | $5,538,000 | $2,827 | $2,827 | Feb 2026 | Resale |
| HOOVER PARK | 21 | RCR | 5* | - | 3,239 | $6,250,000 | $1,930 | $1,930 | Jan 2026 | Resale |
| HOOVER PARK | 21 | RCR | 5* | - | 3,189 | $6,100,000 | $1,913 | $1,913 | Aug 2025 | Resale |
| HOOVER PARK | 21 | RCR | 5* | - | 1,847 | $4,238,000 | $2,294 | $2,294 | Aug 2025 | Resale |
| HOOVER PARK | 21 | RCR | 5* | - | 3,237 | $5,445,000 | $1,682 | $1,682 | Oct 2024 | Resale |
| HOOVER PARK | 21 | RCR | 5* | - | 1,855 | $4,750,000 | $2,561 | $2,561 | Oct 2024 | Resale |
| HOOVER PARK | 21 | RCR | 5* | - | 3,579 | $6,500,000 | $1,816 | $1,816 | Oct 2024 | Resale |
| HOOVER PARK | 21 | RCR | 5* | - | 3,462 | $5,880,000 | $1,699 | $1,699 | Jul 2024 | Resale |
| HOOVER PARK | 21 | RCR | 5* | - | 1,987 | $4,100,000 | $2,063 | $2,063 | Apr 2024 | Resale |
| HOOVER PARK | 21 | RCR | 5* | - | 3,088 | $5,300,000 | $1,716 | $1,716 | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.