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 ON WILKIE | 9 | CCR | 2 | 01-05 | 527 | $1,230,000 | $2,332 | $2,332 | Mar 2026 | Resale |
| LIV ON WILKIE | 9 | CCR | 2 | 01-05 | 527 | $1,230,000 | $2,332 | $2,332 | Dec 2025 | Resale |
| LIV ON WILKIE | 9 | CCR | 2 | 01-05 | 527 | $1,220,000 | $2,313 | $2,313 | Dec 2025 | Resale |
| LIV ON WILKIE | 9 | CCR | 1* | 01-05 | 581 | $1,400,000 | $2,409 | $2,409 | Jun 2025 | Resale |
| LIV ON WILKIE | 9 | CCR | 2 | 01-05 | 527 | $1,170,000 | $2,218 | $2,218 | Jun 2025 | Resale |
| LIV ON WILKIE | 9 | CCR | 2 | 01-05 | 527 | $1,150,000 | $2,180 | $2,180 | Dec 2024 | Resale |
| LIV ON WILKIE | 9 | CCR | 2 | 06-10 | 549 | $1,212,000 | $2,208 | $2,208 | Nov 2024 | Resale |
| LIV ON WILKIE | 9 | CCR | 1 | 01-05 | 452 | $865,000 | $1,913 | $1,913 | May 2024 | Resale |
| LIV ON WILKIE | 9 | CCR | 2 | 01-05 | 527 | $1,200,000 | $2,275 | $2,275 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.