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 |
|---|---|---|---|---|---|---|---|---|---|---|
| KINGS VILLE | 10 | CCR | 5* | - | 3,412 | $5,800,000 | $1,700 | $2,057 | Feb 2026 | Resale |
| KINGS VILLE | 10 | CCR | 5* | - | 2,404 | $4,350,000 | $1,810 | $2,190 | Sep 2025 | Resale |
| KINGS VILLE | 10 | CCR | 5* | - | 2,427 | $4,220,000 | $1,739 | $2,104 | Aug 2025 | Resale |
| KINGS VILLE | 10 | CCR | 5* | - | 2,696 | $4,820,000 | $1,788 | $2,163 | Jul 2025 | Resale |
| KINGS VILLE | 10 | CCR | 5* | - | 2,897 | $5,080,000 | $1,754 | $2,122 | Jul 2025 | Resale |
| KINGS VILLE | 10 | CCR | 5* | - | 2,563 | $4,480,000 | $1,748 | $2,115 | May 2025 | Resale |
| KINGS VILLE | 10 | CCR | 5* | - | 2,553 | $4,320,000 | $1,692 | $2,047 | Apr 2025 | Resale |
| KINGS VILLE | 10 | CCR | 5* | - | 2,610 | $4,380,000 | $1,678 | $2,030 | Nov 2024 | Resale |
| KINGS VILLE | 10 | CCR | 5* | - | 3,166 | $5,150,000 | $1,627 | $1,969 | May 2024 | Resale |
| KINGS VILLE | 10 | CCR | 5* | - | 3,349 | $4,980,000 | $1,487 | $1,799 | Apr 2024 | Resale |
| KINGS VILLE | 10 | CCR | 5* | - | 2,422 | $4,150,000 | $1,714 | $2,074 | Mar 2024 | Resale |
| KINGS VILLE | 10 | CCR | 5* | - | 2,325 | $3,960,000 | $1,703 | $2,060 | Feb 2024 | Resale |
| KINGS VILLE | 10 | CCR | 5* | - | 2,428 | $3,935,000 | $1,620 | $1,960 | Oct 2023 | Resale |
| KINGS VILLE | 10 | CCR | 5* | - | 3,147 | $5,050,000 | $1,605 | $1,942 | Jul 2023 | Resale |
| KINGS VILLE | 10 | CCR | 5* | - | 2,427 | $3,920,000 | $1,615 | $1,954 | Jul 2023 | Resale |
| KINGS VILLE | 10 | CCR | 5* | - | 2,951 | $4,775,000 | $1,618 | $1,958 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.