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 |
|---|---|---|---|---|---|---|---|---|---|---|
| KELULUT HILL | 28 | OCR | 5* | - | 1,615 | $3,600,000 | $2,230 | $2,347 | Apr 2026 | Resale |
| KELULUT HILL | 28 | OCR | 5* | - | 1,615 | $3,550,000 | $2,199 | $2,315 | Oct 2025 | Resale |
| KELULUT HILL | 28 | OCR | 5* | - | 2,171 | $4,020,000 | $1,852 | $1,949 | Aug 2025 | Resale |
| KELULUT HILL | 28 | OCR | 5* | - | 2,180 | $3,999,000 | $1,835 | $1,932 | Mar 2025 | Resale |
| KELULUT HILL | 28 | OCR | 5* | - | 1,615 | $3,450,000 | $2,137 | $2,249 | Nov 2024 | Resale |
| KELULUT HILL | 28 | OCR | 5* | - | 2,832 | $4,250,888 | $1,501 | $1,580 | Sep 2024 | Resale |
| KELULUT HILL | 28 | OCR | 5* | - | 1,753 | $3,540,000 | $2,019 | $2,125 | Jul 2024 | Resale |
| KELULUT HILL | 28 | OCR | 5* | - | 1,615 | $3,450,000 | $2,137 | $2,249 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.