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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| LOYANG VILLAS | 17 | OCR | 5* | - | 1,750 | $2,320,000 | $1,326 | $1,670 | Apr 2026 | Resale |
| LOYANG VILLAS | 17 | OCR | 5* | - | 1,615 | $2,330,000 | $1,443 | $1,817 | Apr 2026 | Resale |
| LOYANG VILLAS | 17 | OCR | 5* | - | 2,153 | $2,660,000 | $1,236 | $1,556 | Mar 2026 | Resale |
| LOYANG VILLAS | 17 | OCR | 5* | - | 1,793 | $2,598,000 | $1,449 | $1,824 | Mar 2026 | Resale |
| LOYANG VILLAS | 17 | OCR | 5* | - | 2,153 | $2,800,000 | $1,301 | $1,638 | Mar 2026 | Resale |
| LOYANG VILLAS | 17 | OCR | 5* | - | 2,034 | $2,550,000 | $1,253 | $1,578 | Mar 2026 | Resale |
| LOYANG VILLAS | 17 | OCR | 5* | - | 2,153 | $2,690,000 | $1,250 | $1,574 | Feb 2026 | Resale |
| LOYANG VILLAS | 17 | OCR | 5* | - | 1,615 | $2,310,000 | $1,431 | $1,802 | Dec 2025 | Resale |
| LOYANG VILLAS | 17 | OCR | 5* | - | 1,615 | $2,388,000 | $1,479 | $1,862 | Nov 2025 | Resale |
| LOYANG VILLAS | 17 | OCR | 5* | - | 1,664 | $2,650,000 | $1,592 | $2,005 | Oct 2025 | Resale |
| LOYANG VILLAS | 17 | OCR | 5* | - | 1,615 | $2,620,000 | $1,623 | $2,044 | Oct 2025 | Resale |
| LOYANG VILLAS | 17 | OCR | 5* | - | 1,615 | $2,388,000 | $1,479 | $1,862 | Sep 2025 | Resale |
| LOYANG VILLAS | 17 | OCR | 5* | - | 1,649 | $2,410,000 | $1,461 | $1,840 | Sep 2025 | Resale |
| LOYANG VILLAS | 17 | OCR | 5* | - | 1,615 | $2,408,000 | $1,491 | $1,877 | Sep 2025 | Resale |
| LOYANG VILLAS | 17 | OCR | 5* | - | 1,615 | $2,650,000 | $1,641 | $2,066 | Aug 2025 | Resale |
| LOYANG VILLAS | 17 | OCR | 5* | - | 1,615 | $2,388,000 | $1,479 | $1,862 | Aug 2025 | Resale |
| LOYANG VILLAS | 17 | OCR | 5* | - | 1,615 | $2,270,000 | $1,406 | $1,770 | Jul 2025 | Resale |
| LOYANG VILLAS | 17 | OCR | 5* | - | 1,625 | $2,390,000 | $1,470 | $1,851 | Jul 2025 | Resale |
| LOYANG VILLAS | 17 | OCR | 5* | - | 2,153 | $2,400,000 | $1,115 | $1,404 | Jun 2025 | Resale |
| LOYANG VILLAS | 17 | OCR | 5* | - | 1,615 | $2,425,000 | $1,502 | $1,891 | Jun 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.