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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ISLAND COUNTRY VILLAS | 20 | OCR | 5* | - | 2,411 | $2,938,800 | $1,219 | $1,513 | Aug 2025 | Resale |
| ISLAND COUNTRY VILLAS | 20 | OCR | 5* | - | 2,413 | $2,900,000 | $1,202 | $1,492 | Mar 2025 | Resale |
| ISLAND COUNTRY VILLAS | 20 | OCR | 5* | - | 3,381 | $3,000,000 | $887 | $1,101 | Sep 2024 | Resale |
| ISLAND COUNTRY VILLAS | 20 | OCR | 5* | - | 2,411 | $2,720,000 | $1,128 | $1,400 | May 2024 | Resale |
| ISLAND COUNTRY VILLAS | 20 | OCR | 5* | - | 2,412 | $2,650,000 | $1,099 | $1,364 | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.