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 |
|---|---|---|---|---|---|---|---|---|---|---|
| LAKEVIEW ESTATE | 20 | RCR | 5* | 01-05 | 1,615 | $1,628,888 | $1,009 | $1,422 | Apr 2026 | Resale |
| LAKEVIEW ESTATE | 20 | RCR | 5* | 01-05 | 1,615 | $1,600,000 | $991 | $1,396 | Mar 2026 | Resale |
| LAKEVIEW ESTATE | 20 | RCR | 5* | 16-20 | 1,615 | $1,650,000 | $1,022 | $1,440 | Mar 2026 | Resale |
| LAKEVIEW ESTATE | 20 | RCR | 5* | 16-20 | 1,615 | $1,820,000 | $1,127 | $1,588 | Mar 2026 | Resale |
| LAKEVIEW ESTATE | 20 | RCR | 5* | 21-25 | 1,615 | $1,728,000 | $1,070 | $1,508 | Mar 2026 | Resale |
| LAKEVIEW ESTATE | 20 | RCR | 5* | 11-15 | 1,615 | $1,700,000 | $1,053 | $1,484 | Feb 2026 | Resale |
| LAKEVIEW ESTATE | 20 | RCR | 5* | 11-15 | 1,615 | $1,688,000 | $1,045 | $1,473 | Feb 2026 | Resale |
| LAKEVIEW ESTATE | 20 | RCR | 5* | 01-05 | 1,615 | $1,635,888 | $1,013 | $1,427 | Jan 2026 | Resale |
| LAKEVIEW ESTATE | 20 | RCR | 5* | 01-05 | 1,615 | $1,615,000 | $1,000 | $1,409 | Sep 2025 | Resale |
| LAKEVIEW ESTATE | 20 | RCR | 5* | 16-20 | 1,615 | $1,880,000 | $1,164 | $1,640 | Jul 2025 | Resale |
| LAKEVIEW ESTATE | 20 | RCR | 5* | 16-20 | 1,615 | $1,880,000 | $1,164 | $1,640 | May 2025 | Resale |
| LAKEVIEW ESTATE | 20 | RCR | 5* | 11-15 | 1,615 | $1,773,000 | $1,098 | $1,547 | Apr 2025 | Resale |
| LAKEVIEW ESTATE | 20 | RCR | 5* | 16-20 | 1,615 | $1,740,000 | $1,078 | $1,519 | Jul 2024 | Resale |
| LAKEVIEW ESTATE | 20 | RCR | 5* | 01-05 | 1,615 | $1,500,000 | $929 | $1,309 | Apr 2024 | Resale |
| LAKEVIEW ESTATE | 20 | RCR | 5* | 01-05 | 1,615 | $1,790,000 | $1,109 | $1,563 | Mar 2024 | Resale |
| LAKEVIEW ESTATE | 20 | RCR | 5* | 06-10 | 1,615 | $1,580,000 | $979 | $1,380 | Feb 2024 | Resale |
| LAKEVIEW ESTATE | 20 | RCR | 5* | 16-20 | 1,615 | $1,738,000 | $1,076 | $1,516 | Jan 2024 | Resale |
| LAKEVIEW ESTATE | 20 | RCR | 5* | 01-05 | 1,615 | $1,538,000 | $953 | $1,343 | Nov 2023 | Resale |
| LAKEVIEW ESTATE | 20 | RCR | 5* | 11-15 | 1,615 | $1,690,000 | $1,047 | $1,475 | Aug 2023 | Resale |
| LAKEVIEW ESTATE | 20 | RCR | 5* | 11-15 | 1,615 | $1,650,000 | $1,022 | $1,440 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.