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 |
|---|---|---|---|---|---|---|---|---|---|---|
| LOYANG VALLEY | 17 | OCR | 4* | 01-05 | 1,582 | $1,545,800 | $977 | $1,330 | Sep 2025 | Resale |
| LOYANG VALLEY | 17 | OCR | 5* | 01-05 | 1,862 | $1,800,000 | $967 | $1,317 | Jul 2025 | Resale |
| LOYANG VALLEY | 17 | OCR | 5* | 01-05 | 1,981 | $1,900,000 | $959 | $1,306 | May 2025 | Resale |
| LOYANG VALLEY | 17 | OCR | 3* | 01-05 | 1,001 | $1,080,000 | $1,079 | $1,469 | Jan 2025 | Resale |
| LOYANG VALLEY | 17 | OCR | 4* | 01-05 | 1,485 | $1,480,000 | $996 | $1,356 | Jan 2025 | Resale |
| LOYANG VALLEY | 17 | OCR | 4* | 06-10 | 1,496 | $1,600,000 | $1,069 | $1,456 | Jan 2025 | Resale |
| LOYANG VALLEY | 17 | OCR | 5* | 01-05 | 1,873 | $1,780,000 | $950 | $1,294 | Dec 2024 | Resale |
| LOYANG VALLEY | 17 | OCR | 5* | 01-05 | 1,873 | $1,710,000 | $913 | $1,243 | Nov 2024 | Resale |
| LOYANG VALLEY | 17 | OCR | 4* | 01-05 | 1,421 | $1,400,000 | $985 | $1,341 | Jul 2024 | Resale |
| LOYANG VALLEY | 17 | OCR | 5* | 01-05 | 1,905 | $1,820,000 | $955 | $1,300 | May 2024 | Resale |
| LOYANG VALLEY | 17 | OCR | 4* | 01-05 | 1,507 | $1,500,000 | $995 | $1,355 | Apr 2024 | Resale |
| LOYANG VALLEY | 17 | OCR | 5* | 01-05 | 1,959 | $1,758,000 | $897 | $1,221 | Mar 2024 | Resale |
| LOYANG VALLEY | 17 | OCR | 3* | 01-05 | 1,055 | $1,030,000 | $976 | $1,329 | Feb 2024 | Resale |
| LOYANG VALLEY | 17 | OCR | 4* | 01-05 | 1,485 | $1,405,000 | $946 | $1,288 | Dec 2023 | Resale |
| LOYANG VALLEY | 17 | OCR | 5* | 01-05 | 1,905 | $1,788,000 | $938 | $1,277 | Oct 2023 | Resale |
| LOYANG VALLEY | 17 | OCR | 5* | 01-05 | 1,873 | $1,700,000 | $908 | $1,236 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.