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 |
|---|---|---|---|---|---|---|---|---|---|---|
| LENTOR HILLS RESIDENCES | 26 | OCR | 3 | 06-10 | 958 | $2,180,000 | $2,276 | $2,381 | Oct 2025 | Sub Sale |
| LENTOR HILLS RESIDENCES | 26 | OCR | 1 | 21-25 | 581 | $1,280,000 | $2,202 | $2,303 | Aug 2025 | New Sale |
| LENTOR HILLS RESIDENCES | 26 | OCR | 1 | 16-20 | 581 | $1,280,000 | $2,202 | $2,303 | Aug 2025 | New Sale |
| LENTOR HILLS RESIDENCES | 26 | OCR | 3 | 01-05 | 1,302 | $2,733,000 | $2,098 | $2,195 | Apr 2025 | New Sale |
| LENTOR HILLS RESIDENCES | 26 | OCR | 1 | 16-20 | 581 | $1,399,000 | $2,407 | $2,518 | Mar 2025 | New Sale |
| LENTOR HILLS RESIDENCES | 26 | OCR | 1 | 16-20 | 581 | $1,406,000 | $2,419 | $2,530 | Feb 2025 | New Sale |
| LENTOR HILLS RESIDENCES | 26 | OCR | 3 | 06-10 | 1,302 | $2,795,000 | $2,146 | $2,245 | Jan 2025 | New Sale |
| LENTOR HILLS RESIDENCES | 26 | OCR | 4 | 01-05 | 1,345 | $2,787,000 | $2,071 | $2,166 | Jan 2025 | New Sale |
| LENTOR HILLS RESIDENCES | 26 | OCR | 1 | 16-20 | 581 | $1,392,000 | $2,395 | $2,505 | Dec 2024 | New Sale |
| LENTOR HILLS RESIDENCES | 26 | OCR | 4 | 01-05 | 1,399 | $2,920,000 | $2,087 | $2,183 | Dec 2024 | New Sale |
| LENTOR HILLS RESIDENCES | 26 | OCR | 1 | 01-05 | 603 | $1,334,000 | $2,213 | $2,315 | Dec 2024 | New Sale |
| LENTOR HILLS RESIDENCES | 26 | OCR | 4 | 21-25 | 1,356 | $3,013,000 | $2,222 | $2,324 | Nov 2024 | New Sale |
| LENTOR HILLS RESIDENCES | 26 | OCR | 3 | 16-20 | 1,098 | $2,458,000 | $2,239 | $2,342 | Nov 2024 | New Sale |
| LENTOR HILLS RESIDENCES | 26 | OCR | 4 | 11-15 | 1,356 | $2,941,000 | $2,168 | $2,268 | Nov 2024 | New Sale |
| LENTOR HILLS RESIDENCES | 26 | OCR | 4 | 16-20 | 1,356 | $2,979,000 | $2,196 | $2,297 | Nov 2024 | New Sale |
| LENTOR HILLS RESIDENCES | 26 | OCR | 4 | 01-05 | 1,356 | $2,809,000 | $2,071 | $2,166 | Nov 2024 | New Sale |
| LENTOR HILLS RESIDENCES | 26 | OCR | 4 | 11-15 | 1,356 | $2,951,000 | $2,176 | $2,276 | Nov 2024 | New Sale |
| LENTOR HILLS RESIDENCES | 26 | OCR | 3 | 16-20 | 1,098 | $2,469,000 | $2,249 | $2,353 | Nov 2024 | New Sale |
| LENTOR HILLS RESIDENCES | 26 | OCR | 3 | 11-15 | 1,098 | $2,424,000 | $2,208 | $2,310 | Nov 2024 | New Sale |
| LENTOR HILLS RESIDENCES | 26 | OCR | 3 | 11-15 | 1,098 | $2,425,000 | $2,209 | $2,311 | Oct 2024 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.