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 MELODY | 19 | OCR | 2 | 01-05 | 1,055 | $1,680,000 | $1,593 | $1,874 | Apr 2026 | Resale |
| KOVAN MELODY | 19 | OCR | 3 | 11-15 | 1,227 | $2,398,000 | $1,954 | $2,298 | Apr 2026 | Resale |
| KOVAN MELODY | 19 | OCR | 3 | 01-05 | 1,690 | $2,738,000 | $1,620 | $1,905 | Mar 2026 | Resale |
| KOVAN MELODY | 19 | OCR | 4 | 16-20 | 1,518 | $2,800,000 | $1,845 | $2,170 | Mar 2026 | Resale |
| KOVAN MELODY | 19 | OCR | 2 | 11-15 | 904 | $1,618,888 | $1,790 | $2,105 | Mar 2026 | Resale |
| KOVAN MELODY | 19 | OCR | 3 | 01-05 | 1,216 | $2,050,000 | $1,685 | $1,982 | Dec 2025 | Resale |
| KOVAN MELODY | 19 | OCR | 3 | 01-05 | 1,292 | $2,330,000 | $1,804 | $2,122 | Dec 2025 | Resale |
| KOVAN MELODY | 19 | OCR | 3 | 11-15 | 1,216 | $2,200,000 | $1,809 | $2,128 | Nov 2025 | Resale |
| KOVAN MELODY | 19 | OCR | 3 | 11-15 | 1,302 | $2,480,000 | $1,904 | $2,239 | Oct 2025 | Resale |
| KOVAN MELODY | 19 | OCR | 3 | 06-10 | 1,238 | $2,175,000 | $1,757 | $2,066 | Oct 2025 | Resale |
| KOVAN MELODY | 19 | OCR | 3 | 01-05 | 1,227 | $2,080,000 | $1,695 | $1,994 | Oct 2025 | Resale |
| KOVAN MELODY | 19 | OCR | 3 | 11-15 | 1,249 | $2,280,000 | $1,826 | $2,148 | Sep 2025 | Resale |
| KOVAN MELODY | 19 | OCR | 2 | 06-10 | 904 | $1,500,000 | $1,659 | $1,951 | Aug 2025 | Resale |
| KOVAN MELODY | 19 | OCR | 3 | 01-05 | 1,227 | $2,145,000 | $1,748 | $2,056 | Jul 2025 | Resale |
| KOVAN MELODY | 19 | OCR | 2 | 01-05 | 904 | $1,420,000 | $1,571 | $1,848 | Jul 2025 | Resale |
| KOVAN MELODY | 19 | OCR | 2 | 06-10 | 904 | $1,530,000 | $1,692 | $1,990 | Jul 2025 | Resale |
| KOVAN MELODY | 19 | OCR | 2 | 01-05 | 904 | $1,525,000 | $1,687 | $1,984 | Jun 2025 | Resale |
| KOVAN MELODY | 19 | OCR | 3 | 11-15 | 1,302 | $2,400,000 | $1,843 | $2,168 | Jun 2025 | Resale |
| KOVAN MELODY | 19 | OCR | 3 | 06-10 | 1,227 | $2,250,000 | $1,834 | $2,157 | Jun 2025 | Resale |
| KOVAN MELODY | 19 | OCR | 3 | 06-10 | 1,292 | $2,188,000 | $1,694 | $1,992 | Apr 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.