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 |
|---|---|---|---|---|---|---|---|---|---|---|
| LUCKY HILL | 16 | OCR | 5* | - | 1,896 | $3,700,000 | $1,952 | $2,055 | Nov 2025 | Resale |
| LUCKY HILL | 16 | OCR | 5* | - | 1,680 | $3,600,000 | $2,143 | $2,256 | Jul 2025 | Resale |
| LUCKY HILL | 16 | OCR | 5* | - | 1,686 | $3,700,000 | $2,195 | $2,311 | Apr 2025 | Resale |
| LUCKY HILL | 16 | OCR | 5* | - | 1,851 | $4,100,000 | $2,215 | $2,332 | Jul 2024 | Resale |
| LUCKY HILL | 16 | OCR | 5* | - | 1,821 | $3,680,000 | $2,021 | $2,021 | May 2024 | Resale |
| LUCKY HILL | 16 | OCR | 5* | - | 2,763 | $4,400,000 | $1,592 | $1,676 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.