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 |
|---|---|---|---|---|---|---|---|---|---|---|
| LIMAU VILLAS | 16 | OCR | 5* | - | 1,723 | $2,788,000 | $1,618 | $1,994 | Oct 2025 | Resale |
| LIMAU VILLAS | 16 | OCR | 5* | - | 2,371 | $2,743,000 | $1,157 | $1,426 | Aug 2025 | Resale |
| LIMAU VILLAS | 16 | OCR | 5* | - | 2,153 | $2,450,000 | $1,138 | $1,403 | Feb 2025 | Resale |
| LIMAU VILLAS | 16 | OCR | 5* | - | 1,615 | $2,400,000 | $1,486 | $1,832 | Oct 2024 | Resale |
| LIMAU VILLAS | 16 | OCR | 5* | - | 1,615 | $2,718,000 | $1,683 | $2,074 | Sep 2024 | Resale |
| LIMAU VILLAS | 16 | OCR | 5* | - | 1,615 | $2,420,000 | $1,499 | $1,848 | Dec 2023 | Resale |
| LIMAU VILLAS | 16 | OCR | 5* | - | 1,615 | $2,300,000 | $1,425 | $1,756 | Oct 2023 | Resale |
| LIMAU VILLAS | 16 | OCR | 5* | - | 1,615 | $2,250,000 | $1,394 | $1,718 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.