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 |
|---|---|---|---|---|---|---|---|---|---|---|
| LIV @ MB | 15 | RCR | 4* | 06-10 | 1,281 | $3,518,000 | $2,746 | $2,878 | Apr 2026 | Sub Sale |
| LIV @ MB | 15 | RCR | 2* | 01-05 | 807 | $2,220,000 | $2,750 | $2,883 | Mar 2026 | Sub Sale |
| LIV @ MB | 15 | RCR | 3* | 06-10 | 1,130 | $2,880,000 | $2,548 | $2,671 | Feb 2026 | Sub Sale |
| LIV @ MB | 15 | RCR | 3 | 01-05 | 1,119 | $2,900,000 | $2,591 | $2,716 | Feb 2026 | Sub Sale |
| LIV @ MB | 15 | RCR | 2 | 06-10 | 753 | $2,080,000 | $2,761 | $2,894 | Feb 2026 | Sub Sale |
| LIV @ MB | 15 | RCR | 2 | 11-15 | 624 | $1,720,000 | $2,755 | $2,888 | Jan 2026 | Sub Sale |
| LIV @ MB | 15 | RCR | 2* | 16-20 | 764 | $2,145,000 | $2,807 | $2,942 | Jan 2026 | Sub Sale |
| LIV @ MB | 15 | RCR | 2 | 11-15 | 753 | $2,013,888 | $2,673 | $2,802 | Dec 2025 | Sub Sale |
| LIV @ MB | 15 | RCR | 4* | 01-05 | 1,281 | $3,290,000 | $2,568 | $2,692 | Dec 2025 | Sub Sale |
| LIV @ MB | 15 | RCR | 2 | 01-05 | 797 | $2,220,000 | $2,787 | $2,921 | Nov 2025 | Sub Sale |
| LIV @ MB | 15 | RCR | 3 | 06-10 | 1,270 | $3,328,000 | $2,620 | $2,746 | Oct 2025 | Sub Sale |
| LIV @ MB | 15 | RCR | 2 | 06-10 | 797 | $2,268,000 | $2,847 | $2,984 | Oct 2025 | Sub Sale |
| LIV @ MB | 15 | RCR | 2 | 01-05 | 861 | $2,185,000 | $2,537 | $2,659 | Sep 2025 | Sub Sale |
| LIV @ MB | 15 | RCR | 2 | 06-10 | 678 | $1,930,000 | $2,846 | $2,983 | Sep 2025 | Sub Sale |
| LIV @ MB | 15 | RCR | 2* | 01-05 | 829 | $2,118,000 | $2,555 | $2,678 | Aug 2025 | Sub Sale |
| LIV @ MB | 15 | RCR | 3 | 11-15 | 1,270 | $3,500,000 | $2,756 | $2,889 | Aug 2025 | Sub Sale |
| LIV @ MB | 15 | RCR | 2 | 11-15 | 861 | $2,330,000 | $2,706 | $2,836 | Jul 2025 | Sub Sale |
| LIV @ MB | 15 | RCR | 2 | 06-10 | 678 | $1,880,000 | $2,772 | $2,906 | Jul 2025 | Sub Sale |
| LIV @ MB | 15 | RCR | 2 | 06-10 | 861 | $2,280,000 | $2,648 | $2,776 | Jul 2025 | Sub Sale |
| LIV @ MB | 15 | RCR | 3 | 01-05 | 1,432 | $3,231,100 | $2,257 | $2,366 | Nov 2023 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.