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 |
|---|---|---|---|---|---|---|---|---|---|---|
| HYLL ON HOLLAND | 10 | CCR | 2 | 06-10 | 721 | $2,080,000 | $2,884 | $2,884 | Feb 2026 | Sub Sale |
| HYLL ON HOLLAND | 10 | CCR | 2 | 06-10 | 710 | $1,930,000 | $2,717 | $2,717 | Jan 2026 | Sub Sale |
| HYLL ON HOLLAND | 10 | CCR | 2 | 01-05 | 721 | $1,818,000 | $2,521 | $2,521 | Dec 2025 | Sub Sale |
| HYLL ON HOLLAND | 10 | CCR | 2 | 06-10 | 700 | $1,990,000 | $2,844 | $2,844 | Nov 2025 | Sub Sale |
| HYLL ON HOLLAND | 10 | CCR | 3 | 06-10 | 1,055 | $3,050,000 | $2,891 | $2,891 | Nov 2025 | Sub Sale |
| HYLL ON HOLLAND | 10 | CCR | 3 | 06-10 | 936 | $2,770,000 | $2,958 | $2,958 | Oct 2025 | Sub Sale |
| HYLL ON HOLLAND | 10 | CCR | 2 | 06-10 | 657 | $1,700,000 | $2,589 | $2,589 | Sep 2025 | Sub Sale |
| HYLL ON HOLLAND | 10 | CCR | 2 | 06-10 | 657 | $1,740,000 | $2,650 | $2,650 | Jun 2025 | Sub Sale |
| HYLL ON HOLLAND | 10 | CCR | 2 | 01-05 | 614 | $1,615,000 | $2,632 | $2,632 | Feb 2025 | Sub Sale |
| HYLL ON HOLLAND | 10 | CCR | 3 | 01-05 | 1,055 | $3,128,888 | $2,966 | $2,966 | Feb 2025 | Sub Sale |
| HYLL ON HOLLAND | 10 | CCR | 2 | 01-05 | 700 | $1,850,000 | $2,644 | $2,644 | Jan 2025 | Sub Sale |
| HYLL ON HOLLAND | 10 | CCR | 3 | 06-10 | 1,055 | $3,150,000 | $2,986 | $2,986 | Dec 2024 | Sub Sale |
| HYLL ON HOLLAND | 10 | CCR | 2 | 01-05 | 700 | $1,820,000 | $2,601 | $2,601 | Aug 2024 | Sub Sale |
| HYLL ON HOLLAND | 10 | CCR | 2 | 11-15 | 657 | $1,949,800 | $2,970 | $2,970 | Aug 2023 | New Sale |
| HYLL ON HOLLAND | 10 | CCR | 2 | 11-15 | 657 | $1,919,800 | $2,924 | $2,924 | Aug 2023 | New Sale |
| HYLL ON HOLLAND | 10 | CCR | 2 | 11-15 | 657 | $1,943,800 | $2,960 | $2,960 | Aug 2023 | New Sale |
| HYLL ON HOLLAND | 10 | CCR | 2 | 11-15 | 657 | $1,973,800 | $3,006 | $3,006 | Jul 2023 | New Sale |
| HYLL ON HOLLAND | 10 | CCR | 2 | 11-15 | 700 | $2,050,000 | $2,930 | $2,930 | Jul 2023 | New Sale |
| HYLL ON HOLLAND | 10 | CCR | 2 | 11-15 | 700 | $2,000,000 | $2,859 | $2,859 | Jul 2023 | New Sale |
| HYLL ON HOLLAND | 10 | CCR | 2 | 11-15 | 700 | $2,101,500 | $3,004 | $3,004 | Jul 2023 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.