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 |
|---|---|---|---|---|---|---|---|---|---|---|
| KI RESIDENCES AT BROOKVALE | 21 | OCR | 2 | 01-05 | 753 | $1,515,000 | $2,011 | $2,117 | Apr 2026 | Sub Sale |
| KI RESIDENCES AT BROOKVALE | 21 | OCR | 3 | 06-10 | 936 | $2,130,000 | $2,275 | $2,395 | Mar 2026 | Sub Sale |
| KI RESIDENCES AT BROOKVALE | 21 | OCR | 3 | 01-05 | 936 | $2,060,000 | $2,200 | $2,316 | Mar 2026 | Sub Sale |
| KI RESIDENCES AT BROOKVALE | 21 | OCR | 2 | 01-05 | 753 | $1,490,000 | $1,978 | $2,082 | Feb 2026 | Sub Sale |
| KI RESIDENCES AT BROOKVALE | 21 | OCR | 3 | 01-05 | 1,173 | $2,580,600 | $2,200 | $2,316 | Feb 2026 | Sub Sale |
| KI RESIDENCES AT BROOKVALE | 21 | OCR | 2 | 11-15 | 743 | $1,560,000 | $2,100 | $2,211 | Feb 2026 | Sub Sale |
| KI RESIDENCES AT BROOKVALE | 21 | OCR | 3 | 06-10 | 1,173 | $2,700,000 | $2,301 | $2,422 | Feb 2026 | Sub Sale |
| KI RESIDENCES AT BROOKVALE | 21 | OCR | 3 | 06-10 | 980 | $2,280,000 | $2,328 | $2,451 | Feb 2026 | Sub Sale |
| KI RESIDENCES AT BROOKVALE | 21 | OCR | 2 | 11-15 | 883 | $1,650,000 | $1,869 | $1,967 | Jan 2026 | Sub Sale |
| KI RESIDENCES AT BROOKVALE | 21 | OCR | 3 | 06-10 | 1,173 | $2,678,888 | $2,283 | $2,403 | Jan 2026 | Sub Sale |
| KI RESIDENCES AT BROOKVALE | 21 | OCR | 2 | 01-05 | 753 | $1,485,000 | $1,971 | $2,075 | Jan 2026 | Sub Sale |
| KI RESIDENCES AT BROOKVALE | 21 | OCR | 2 | 06-10 | 753 | $1,680,000 | $2,230 | $2,347 | Jan 2026 | Sub Sale |
| KI RESIDENCES AT BROOKVALE | 21 | OCR | 3 | 06-10 | 1,173 | $2,550,000 | $2,173 | $2,287 | Dec 2025 | Sub Sale |
| KI RESIDENCES AT BROOKVALE | 21 | OCR | 2 | 01-05 | 753 | $1,492,888 | $1,981 | $2,085 | Dec 2025 | Sub Sale |
| KI RESIDENCES AT BROOKVALE | 21 | OCR | 5 | 11-15 | 1,819 | $4,280,000 | $2,353 | $2,477 | Nov 2025 | Sub Sale |
| KI RESIDENCES AT BROOKVALE | 21 | OCR | 3 | 06-10 | 980 | $2,180,000 | $2,226 | $2,343 | Nov 2025 | Sub Sale |
| KI RESIDENCES AT BROOKVALE | 21 | OCR | 2 | 01-05 | 753 | $1,490,000 | $1,978 | $2,082 | Nov 2025 | Sub Sale |
| KI RESIDENCES AT BROOKVALE | 21 | OCR | 2 | 06-10 | 743 | $1,560,000 | $2,100 | $2,211 | Nov 2025 | Sub Sale |
| KI RESIDENCES AT BROOKVALE | 21 | OCR | 3 | 06-10 | 980 | $2,220,000 | $2,266 | $2,385 | Oct 2025 | Sub Sale |
| KI RESIDENCES AT BROOKVALE | 21 | OCR | 2 | 06-10 | 743 | $1,520,000 | $2,047 | $2,155 | Oct 2025 | Sub Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.