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 |
|---|---|---|---|---|---|---|---|---|---|---|
| KEW VALE | 16 | OCR | 5* | - | 2,723 | $3,280,000 | $1,204 | $1,505 | Oct 2025 | Resale |
| KEW VALE | 16 | OCR | 5* | - | 5,735 | $3,680,000 | $642 | $803 | Oct 2025 | Resale |
| KEW VALE | 16 | OCR | 5* | - | 1,678 | $2,800,000 | $1,669 | $2,087 | Sep 2025 | Resale |
| KEW VALE | 16 | OCR | 5* | - | 2,382 | $3,000,000 | $1,259 | $1,574 | Jul 2025 | Resale |
| KEW VALE | 16 | OCR | 5* | - | 2,287 | $3,060,000 | $1,338 | $1,673 | Jul 2025 | Resale |
| KEW VALE | 16 | OCR | 5* | - | 3,034 | $3,500,000 | $1,153 | $1,441 | Jul 2025 | Resale |
| KEW VALE | 16 | OCR | 5* | - | 1,771 | $2,600,000 | $1,468 | $1,835 | Apr 2025 | Resale |
| KEW VALE | 16 | OCR | 5* | - | 2,396 | $3,350,000 | $1,398 | $1,748 | Feb 2025 | Resale |
| KEW VALE | 16 | OCR | 5* | - | 2,300 | $3,260,000 | $1,417 | $1,771 | Jan 2025 | Resale |
| KEW VALE | 16 | OCR | 5* | - | 2,287 | $3,100,000 | $1,355 | $1,694 | Dec 2024 | Resale |
| KEW VALE | 16 | OCR | 5* | - | 1,679 | $2,620,000 | $1,560 | $1,950 | Oct 2024 | Resale |
| KEW VALE | 16 | OCR | 5* | - | 1,713 | $2,568,888 | $1,500 | $1,875 | Oct 2024 | Resale |
| KEW VALE | 16 | OCR | 5* | - | 1,679 | $2,800,000 | $1,667 | $2,084 | Sep 2024 | Resale |
| KEW VALE | 16 | OCR | 5* | - | 2,403 | $3,050,000 | $1,270 | $1,588 | Aug 2024 | Resale |
| KEW VALE | 16 | OCR | 5* | - | 2,824 | $3,330,000 | $1,179 | $1,474 | Jul 2024 | Resale |
| KEW VALE | 16 | OCR | 5* | - | 2,291 | $2,990,000 | $1,305 | $1,631 | Jul 2024 | Resale |
| KEW VALE | 16 | OCR | 5* | - | 4,414 | $3,728,888 | $845 | $1,056 | Jun 2024 | Resale |
| KEW VALE | 16 | OCR | 5* | - | 3,753 | $3,800,000 | $1,012 | $1,265 | Apr 2024 | Resale |
| KEW VALE | 16 | OCR | 5* | - | 2,723 | $2,880,000 | $1,058 | $1,323 | Apr 2024 | Resale |
| KEW VALE | 16 | OCR | 5* | - | 1,810 | $2,550,000 | $1,408 | $1,760 | Mar 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.