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 |
|---|---|---|---|---|---|---|---|---|---|---|
| LAKEVILLE | 22 | OCR | 4 | 01-05 | 1,464 | $2,300,000 | $1,571 | $1,774 | Jun 2026 | Resale |
| LAKEVILLE | 22 | OCR | 3 | 11-15 | 1,163 | $2,338,000 | $2,011 | $2,270 | May 2026 | Resale |
| LAKEVILLE | 22 | OCR | 3 | 06-10 | 1,141 | $2,188,888 | $1,918 | $2,165 | May 2026 | Resale |
| LAKEVILLE | 22 | OCR | 3 | 16-20 | 947 | $1,780,000 | $1,879 | $2,121 | May 2026 | Resale |
| LAKEVILLE | 22 | OCR | 4 | 01-05 | 1,302 | $2,520,000 | $1,935 | $2,185 | May 2026 | Resale |
| LAKEVILLE | 22 | OCR | 2 | 06-10 | 775 | $1,358,000 | $1,752 | $1,978 | Apr 2026 | Resale |
| LAKEVILLE | 22 | OCR | 2 | 01-05 | 635 | $1,085,000 | $1,708 | $1,928 | Mar 2026 | Resale |
| LAKEVILLE | 22 | OCR | 4 | 01-05 | 1,475 | $2,630,000 | $1,783 | $2,013 | Mar 2026 | Resale |
| LAKEVILLE | 22 | OCR | 3 | 06-10 | 990 | $1,900,000 | $1,919 | $2,166 | Mar 2026 | Resale |
| LAKEVILLE | 22 | OCR | 4 | 01-05 | 1,475 | $2,550,000 | $1,729 | $1,952 | Feb 2026 | Resale |
| LAKEVILLE | 22 | OCR | 2 | 06-10 | 635 | $1,080,000 | $1,701 | $1,920 | Feb 2026 | Resale |
| LAKEVILLE | 22 | OCR | 3 | 11-15 | 936 | $1,728,000 | $1,845 | $2,083 | Feb 2026 | Resale |
| LAKEVILLE | 22 | OCR | 3 | 01-05 | 1,141 | $2,120,000 | $1,858 | $2,098 | Jan 2026 | Resale |
| LAKEVILLE | 22 | OCR | 4 | 06-10 | 1,302 | $2,480,000 | $1,904 | $2,150 | Dec 2025 | Resale |
| LAKEVILLE | 22 | OCR | 4 | 06-10 | 1,270 | $2,530,000 | $1,992 | $2,249 | Dec 2025 | Resale |
| LAKEVILLE | 22 | OCR | 2 | 01-05 | 732 | $1,260,000 | $1,721 | $1,943 | Dec 2025 | Resale |
| LAKEVILLE | 22 | OCR | 2 | 01-05 | 678 | $1,018,888 | $1,503 | $1,697 | Dec 2025 | Resale |
| LAKEVILLE | 22 | OCR | 2 | 01-05 | 678 | $1,070,000 | $1,578 | $1,781 | Dec 2025 | Resale |
| LAKEVILLE | 22 | OCR | 2 | 11-15 | 732 | $1,250,000 | $1,708 | $1,928 | Nov 2025 | Resale |
| LAKEVILLE | 22 | OCR | 4 | 06-10 | 1,270 | $2,380,000 | $1,874 | $2,116 | Nov 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.