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 REGENCY | 19 | OCR | 3 | 01-05 | 1,130 | $2,225,000 | $1,969 | $2,231 | Apr 2026 | Resale |
| KOVAN REGENCY | 19 | OCR | 3 | 06-10 | 893 | $1,940,000 | $2,171 | $2,460 | Apr 2026 | Resale |
| KOVAN REGENCY | 19 | OCR | 2 | 01-05 | 646 | $1,058,000 | $1,638 | $1,856 | Mar 2026 | Resale |
| KOVAN REGENCY | 19 | OCR | 1 | 11-15 | 506 | $938,000 | $1,854 | $2,101 | Feb 2026 | Resale |
| KOVAN REGENCY | 19 | OCR | 3 | 06-10 | 893 | $1,820,000 | $2,037 | $2,308 | Feb 2026 | Resale |
| KOVAN REGENCY | 19 | OCR | 3 | 06-10 | 1,130 | $2,270,000 | $2,008 | $2,275 | Dec 2025 | Resale |
| KOVAN REGENCY | 19 | OCR | 3 | 06-10 | 893 | $1,768,000 | $1,979 | $2,242 | Nov 2025 | Resale |
| KOVAN REGENCY | 19 | OCR | 3 | 11-15 | 1,130 | $2,430,000 | $2,150 | $2,436 | Nov 2025 | Resale |
| KOVAN REGENCY | 19 | OCR | 3 | 11-15 | 1,055 | $2,230,000 | $2,114 | $2,395 | Oct 2025 | Resale |
| KOVAN REGENCY | 19 | OCR | 2 | 06-10 | 775 | $1,550,000 | $2,000 | $2,266 | Sep 2025 | Resale |
| KOVAN REGENCY | 19 | OCR | 3 | 01-05 | 893 | $1,640,000 | $1,836 | $2,080 | Sep 2025 | Resale |
| KOVAN REGENCY | 19 | OCR | 3 | 11-15 | 1,055 | $2,170,000 | $2,057 | $2,331 | Jun 2025 | Resale |
| KOVAN REGENCY | 19 | OCR | 2 | 01-05 | 646 | $1,080,000 | $1,672 | $1,895 | May 2025 | Resale |
| KOVAN REGENCY | 19 | OCR | 3 | 01-05 | 1,055 | $1,935,000 | $1,834 | $2,078 | May 2025 | Resale |
| KOVAN REGENCY | 19 | OCR | 1 | 11-15 | 506 | $933,000 | $1,844 | $2,089 | May 2025 | Resale |
| KOVAN REGENCY | 19 | OCR | 3 | 06-10 | 1,055 | $1,980,000 | $1,877 | $2,127 | Apr 2025 | Resale |
| KOVAN REGENCY | 19 | OCR | 2 | 01-05 | 1,001 | $1,670,000 | $1,668 | $1,890 | Mar 2025 | Resale |
| KOVAN REGENCY | 19 | OCR | 1 | 11-15 | 592 | $1,000,000 | $1,689 | $1,914 | Mar 2025 | Resale |
| KOVAN REGENCY | 19 | OCR | 1 | 01-05 | 506 | $855,000 | $1,690 | $1,915 | Jan 2025 | Resale |
| KOVAN REGENCY | 19 | OCR | 2 | 11-15 | 624 | $1,200,000 | $1,922 | $2,178 | Dec 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.