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 |
|---|---|---|---|---|---|---|---|---|---|---|
| KENT RIDGE HILL RESIDENCES | 5 | RCR | 2 | 01-05 | 775 | $1,588,888 | $2,050 | $2,276 | Mar 2026 | Resale |
| KENT RIDGE HILL RESIDENCES | 5 | RCR | 1 | 01-05 | 517 | $1,000,000 | $1,935 | $2,149 | Mar 2026 | Resale |
| KENT RIDGE HILL RESIDENCES | 5 | RCR | 2 | 01-05 | 893 | $1,746,888 | $1,955 | $2,171 | Mar 2026 | Resale |
| KENT RIDGE HILL RESIDENCES | 5 | RCR | 1 | 01-05 | 570 | $920,000 | $1,613 | $1,791 | Mar 2026 | Resale |
| KENT RIDGE HILL RESIDENCES | 5 | RCR | 3 | 01-05 | 958 | $1,970,000 | $2,056 | $2,283 | Mar 2026 | Resale |
| KENT RIDGE HILL RESIDENCES | 5 | RCR | 2 | 01-05 | 775 | $1,625,000 | $2,097 | $2,328 | Jan 2026 | Resale |
| KENT RIDGE HILL RESIDENCES | 5 | RCR | 1 | 01-05 | 484 | $955,000 | $1,972 | $2,190 | Jan 2026 | Resale |
| KENT RIDGE HILL RESIDENCES | 5 | RCR | 2 | 01-05 | 775 | $1,580,000 | $2,039 | $2,264 | Dec 2025 | Resale |
| KENT RIDGE HILL RESIDENCES | 5 | RCR | 2 | 01-05 | 775 | $1,495,000 | $1,929 | $2,142 | Dec 2025 | Resale |
| KENT RIDGE HILL RESIDENCES | 5 | RCR | 3 | 01-05 | 1,076 | $2,088,888 | $1,941 | $2,155 | Dec 2025 | Resale |
| KENT RIDGE HILL RESIDENCES | 5 | RCR | 1 | 01-05 | 474 | $918,000 | $1,938 | $2,152 | Dec 2025 | Resale |
| KENT RIDGE HILL RESIDENCES | 5 | RCR | 1 | 01-05 | 603 | $970,000 | $1,609 | $1,787 | Nov 2025 | Resale |
| KENT RIDGE HILL RESIDENCES | 5 | RCR | 2 | 01-05 | 775 | $1,595,000 | $2,058 | $2,285 | Nov 2025 | Resale |
| KENT RIDGE HILL RESIDENCES | 5 | RCR | 1 | 01-05 | 484 | $940,000 | $1,941 | $2,155 | Nov 2025 | Resale |
| KENT RIDGE HILL RESIDENCES | 5 | RCR | 2 | 01-05 | 775 | $1,580,000 | $2,039 | $2,264 | Nov 2025 | Resale |
| KENT RIDGE HILL RESIDENCES | 5 | RCR | 3 | 01-05 | 1,076 | $2,165,000 | $2,011 | $2,233 | Nov 2025 | Resale |
| KENT RIDGE HILL RESIDENCES | 5 | RCR | 1 | 01-05 | 474 | $948,888 | $2,004 | $2,225 | Nov 2025 | Resale |
| KENT RIDGE HILL RESIDENCES | 5 | RCR | 2 | 01-05 | 786 | $1,548,000 | $1,970 | $2,187 | Nov 2025 | Resale |
| KENT RIDGE HILL RESIDENCES | 5 | RCR | 2 | 01-05 | 743 | $1,520,000 | $2,047 | $2,273 | Oct 2025 | Resale |
| KENT RIDGE HILL RESIDENCES | 5 | RCR | 2 | 01-05 | 904 | $1,650,000 | $1,825 | $2,026 | Oct 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.