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 |
|---|---|---|---|---|---|---|---|---|---|---|
| KINGSFORD . HILLVIEW PEAK | 23 | OCR | 1 | 11-15 | 570 | $840,000 | $1,472 | $1,668 | Apr 2026 | Resale |
| KINGSFORD . HILLVIEW PEAK | 23 | OCR | 1 | 06-10 | 517 | $765,000 | $1,481 | $1,678 | Apr 2026 | Resale |
| KINGSFORD . HILLVIEW PEAK | 23 | OCR | 2 | 01-05 | 775 | $1,200,000 | $1,548 | $1,754 | Apr 2026 | Resale |
| KINGSFORD . HILLVIEW PEAK | 23 | OCR | 1 | 01-05 | 517 | $755,000 | $1,461 | $1,655 | Mar 2026 | Resale |
| KINGSFORD . HILLVIEW PEAK | 23 | OCR | 3 | 01-05 | 1,098 | $1,720,000 | $1,567 | $1,776 | Feb 2026 | Resale |
| KINGSFORD . HILLVIEW PEAK | 23 | OCR | 1 | 21-25 | 549 | $788,000 | $1,435 | $1,626 | Feb 2026 | Resale |
| KINGSFORD . HILLVIEW PEAK | 23 | OCR | 2 | 11-15 | 829 | $1,288,000 | $1,554 | $1,761 | Feb 2026 | Resale |
| KINGSFORD . HILLVIEW PEAK | 23 | OCR | 1 | 06-10 | 527 | $788,888 | $1,496 | $1,695 | Feb 2026 | Resale |
| KINGSFORD . HILLVIEW PEAK | 23 | OCR | 2 | 06-10 | 850 | $1,236,000 | $1,454 | $1,647 | Dec 2025 | Resale |
| KINGSFORD . HILLVIEW PEAK | 23 | OCR | 2 | 16-20 | 829 | $1,260,000 | $1,520 | $1,722 | Dec 2025 | Resale |
| KINGSFORD . HILLVIEW PEAK | 23 | OCR | 1 | 06-10 | 527 | $757,000 | $1,435 | $1,626 | Nov 2025 | Resale |
| KINGSFORD . HILLVIEW PEAK | 23 | OCR | 1 | 06-10 | 549 | $800,000 | $1,457 | $1,651 | Oct 2025 | Resale |
| KINGSFORD . HILLVIEW PEAK | 23 | OCR | 2 | 01-05 | 829 | $1,210,000 | $1,460 | $1,654 | Oct 2025 | Resale |
| KINGSFORD . HILLVIEW PEAK | 23 | OCR | 1 | 06-10 | 517 | $790,000 | $1,529 | $1,732 | Oct 2025 | Resale |
| KINGSFORD . HILLVIEW PEAK | 23 | OCR | 2 | 01-05 | 904 | $1,236,000 | $1,367 | $1,549 | Sep 2025 | Resale |
| KINGSFORD . HILLVIEW PEAK | 23 | OCR | 1 | 06-10 | 517 | $760,000 | $1,471 | $1,667 | Sep 2025 | Resale |
| KINGSFORD . HILLVIEW PEAK | 23 | OCR | 1 | 06-10 | 527 | $755,888 | $1,433 | $1,624 | Aug 2025 | Resale |
| KINGSFORD . HILLVIEW PEAK | 23 | OCR | 2 | 21-25 | 775 | $1,240,000 | $1,600 | $1,813 | Jul 2025 | Resale |
| KINGSFORD . HILLVIEW PEAK | 23 | OCR | 3 | 21-25 | 1,098 | $1,740,000 | $1,585 | $1,796 | Jul 2025 | Resale |
| KINGSFORD . HILLVIEW PEAK | 23 | OCR | 2 | 01-05 | 786 | $1,188,000 | $1,512 | $1,713 | Jul 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.