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 |
|---|---|---|---|---|---|---|---|---|---|---|
| JERVOIS PRIVE | 10 | CCR | 4 | 01-05 | 1,464 | $4,850,000 | $3,313 | $3,313 | Apr 2025 | Resale |
| JERVOIS PRIVE | 10 | CCR | 3 | 01-05 | 1,109 | $3,370,000 | $3,040 | $3,040 | Nov 2024 | Resale |
| JERVOIS PRIVE | 10 | CCR | 2 | 01-05 | 710 | $2,133,000 | $3,002 | $3,002 | Jun 2024 | Resale |
| JERVOIS PRIVE | 10 | CCR | 3 | 01-05 | 1,109 | $3,400,000 | $3,067 | $3,067 | Nov 2023 | New Sale |
| JERVOIS PRIVE | 10 | CCR | 2 | 01-05 | 700 | $2,241,360 | $3,204 | $3,204 | Sep 2023 | New Sale |
| JERVOIS PRIVE | 10 | CCR | 2 | 01-05 | 689 | $1,987,580 | $2,885 | $2,885 | Jul 2023 | New Sale |
| JERVOIS PRIVE | 10 | CCR | 2 | 01-05 | 807 | $2,360,000 | $2,923 | $2,923 | Jul 2023 | New Sale |
| JERVOIS PRIVE | 10 | CCR | 3 | 01-05 | 1,109 | $3,579,840 | $3,229 | $3,229 | Jul 2023 | New Sale |
| JERVOIS PRIVE | 10 | CCR | 4 | 01-05 | 1,464 | $4,638,150 | $3,168 | $3,168 | 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.