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 |
|---|---|---|---|---|---|---|---|---|---|---|
| KOVAN GRANDEUR | 19 | OCR | 1 | 01-05 | 388 | $640,000 | $1,652 | $1,887 | Mar 2026 | Resale |
| KOVAN GRANDEUR | 19 | OCR | 2 | 01-05 | 915 | $950,000 | $1,038 | $1,186 | Dec 2025 | Resale |
| KOVAN GRANDEUR | 19 | OCR | 1 | 01-05 | 388 | $639,088 | $1,649 | $1,884 | Nov 2025 | Resale |
| KOVAN GRANDEUR | 19 | OCR | 2 | 01-05 | 570 | $820,000 | $1,437 | $1,642 | Oct 2025 | Resale |
| KOVAN GRANDEUR | 19 | OCR | 1 | 01-05 | 431 | $663,800 | $1,542 | $1,762 | Aug 2025 | Resale |
| KOVAN GRANDEUR | 19 | OCR | 2 | 01-05 | 570 | $840,000 | $1,472 | $1,682 | Jul 2025 | Resale |
| KOVAN GRANDEUR | 19 | OCR | 1 | 01-05 | 388 | $642,500 | $1,658 | $1,894 | Apr 2025 | Resale |
| KOVAN GRANDEUR | 19 | OCR | 1 | 01-05 | 388 | $640,000 | $1,652 | $1,887 | Mar 2025 | Resale |
| KOVAN GRANDEUR | 19 | OCR | 2 | 01-05 | 570 | $815,000 | $1,429 | $1,633 | Mar 2025 | Resale |
| KOVAN GRANDEUR | 19 | OCR | 2 | 01-05 | 743 | $1,025,000 | $1,380 | $1,577 | Feb 2025 | Resale |
| KOVAN GRANDEUR | 19 | OCR | 2 | 01-05 | 570 | $730,000 | $1,280 | $1,462 | Aug 2024 | Resale |
| KOVAN GRANDEUR | 19 | OCR | 2 | 01-05 | 915 | $970,000 | $1,060 | $1,211 | Jul 2024 | Resale |
| KOVAN GRANDEUR | 19 | OCR | 2 | 01-05 | 570 | $800,000 | $1,402 | $1,602 | Jun 2024 | Resale |
| KOVAN GRANDEUR | 19 | OCR | 2 | 01-05 | 915 | $920,000 | $1,006 | $1,149 | Mar 2024 | Resale |
| KOVAN GRANDEUR | 19 | OCR | 1 | 01-05 | 388 | $650,000 | $1,677 | $1,916 | Dec 2023 | Resale |
| KOVAN GRANDEUR | 19 | OCR | 1 | 01-05 | 366 | $570,000 | $1,557 | $1,779 | Nov 2023 | Resale |
| KOVAN GRANDEUR | 19 | OCR | 2 | 01-05 | 570 | $730,000 | $1,280 | $1,462 | Jun 2023 | Resale |
| KOVAN GRANDEUR | 19 | OCR | 1 | 01-05 | 366 | $548,000 | $1,497 | $1,710 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.