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 VILLAS | 26 | OCR | 5* | - | 3,398 | $5,000,000 | $1,471 | $1,471 | Jan 2026 | Resale |
| LENTOR VILLAS | 26 | OCR | 5* | - | 2,128 | $4,780,000 | $2,246 | $2,246 | Oct 2025 | Resale |
| LENTOR VILLAS | 26 | OCR | 5* | - | 4,965 | $6,800,000 | $1,369 | $1,369 | Jul 2025 | Resale |
| LENTOR VILLAS | 26 | OCR | 5* | - | 2,280 | $4,453,800 | $1,954 | $1,954 | Jun 2025 | Resale |
| LENTOR VILLAS | 26 | OCR | 5* | - | 2,272 | $4,600,000 | $2,024 | $2,024 | Jun 2025 | Resale |
| LENTOR VILLAS | 26 | OCR | 5* | - | 2,278 | $4,300,000 | $1,888 | $1,888 | Jan 2025 | Resale |
| LENTOR VILLAS | 26 | OCR | 5* | - | 2,278 | $4,220,000 | $1,853 | $1,853 | Nov 2024 | Resale |
| LENTOR VILLAS | 26 | OCR | 5* | - | 2,170 | $4,230,000 | $1,949 | $1,949 | Nov 2024 | Resale |
| LENTOR VILLAS | 26 | OCR | 5* | - | 3,433 | $5,600,000 | $1,631 | $1,631 | Feb 2024 | Resale |
| LENTOR VILLAS | 26 | OCR | 5* | - | 3,263 | $5,008,888 | $1,535 | $1,535 | Dec 2023 | Resale |
| LENTOR VILLAS | 26 | OCR | 5* | - | 2,123 | $4,025,000 | $1,896 | $1,896 | Oct 2023 | Resale |
| LENTOR VILLAS | 26 | OCR | 5* | - | 3,453 | $4,800,000 | $1,390 | $1,390 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.