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 JEWEL | 19 | OCR | 1 | 01-05 | 624 | $1,425,000 | $2,283 | $2,283 | Sep 2025 | New Sale |
| KOVAN JEWEL | 19 | OCR | 3 | 01-05 | 1,076 | $2,406,800 | $2,236 | $2,236 | Feb 2025 | New Sale |
| KOVAN JEWEL | 19 | OCR | 3 | 01-05 | 1,141 | $2,448,800 | $2,146 | $2,146 | Feb 2025 | New Sale |
| KOVAN JEWEL | 19 | OCR | 3 | 01-05 | 1,141 | $2,511,900 | $2,202 | $2,202 | Dec 2024 | New Sale |
| KOVAN JEWEL | 19 | OCR | 3 | 01-05 | 1,141 | $2,450,500 | $2,148 | $2,148 | Nov 2024 | New Sale |
| KOVAN JEWEL | 19 | OCR | 3 | 01-05 | 1,141 | $2,346,900 | $2,057 | $2,057 | Nov 2024 | New Sale |
| KOVAN JEWEL | 19 | OCR | 3 | 01-05 | 1,076 | $2,398,000 | $2,228 | $2,228 | Aug 2024 | New Sale |
| KOVAN JEWEL | 19 | OCR | 3 | 01-05 | 1,141 | $2,445,500 | $2,143 | $2,143 | Aug 2024 | New Sale |
| KOVAN JEWEL | 19 | OCR | 1 | 01-05 | 721 | $1,548,000 | $2,146 | $2,146 | Aug 2024 | New Sale |
| KOVAN JEWEL | 19 | OCR | 3 | 01-05 | 1,076 | $2,357,700 | $2,190 | $2,190 | Jul 2024 | New Sale |
| KOVAN JEWEL | 19 | OCR | 3 | 01-05 | 1,141 | $2,386,850 | $2,092 | $2,092 | May 2024 | New Sale |
| KOVAN JEWEL | 19 | OCR | 4 | 01-05 | 2,153 | $4,206,000 | $1,954 | $1,954 | May 2024 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.