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 |
|---|---|---|---|---|---|---|---|---|---|---|
| LUSH ON HOLLAND HILL | 10 | CCR | 4 | 06-10 | 1,851 | $4,350,000 | $2,350 | $2,350 | Apr 2026 | Resale |
| LUSH ON HOLLAND HILL | 10 | CCR | 3 | 06-10 | 1,507 | $3,300,000 | $2,190 | $2,190 | Mar 2026 | Resale |
| LUSH ON HOLLAND HILL | 10 | CCR | 2 | 06-10 | 1,281 | $2,580,000 | $2,014 | $2,014 | Feb 2026 | Resale |
| LUSH ON HOLLAND HILL | 10 | CCR | 4 | 11-15 | 3,488 | $5,000,000 | $1,434 | $1,434 | Oct 2025 | Resale |
| LUSH ON HOLLAND HILL | 10 | CCR | 4 | 06-10 | 1,851 | $3,950,000 | $2,134 | $2,134 | Sep 2025 | Resale |
| LUSH ON HOLLAND HILL | 10 | CCR | 3 | 01-05 | 1,507 | $3,250,000 | $2,157 | $2,157 | May 2025 | Resale |
| LUSH ON HOLLAND HILL | 10 | CCR | 4 | 01-05 | 1,851 | $3,850,000 | $2,080 | $2,080 | Sep 2024 | Resale |
| LUSH ON HOLLAND HILL | 10 | CCR | 3 | 01-05 | 1,507 | $2,950,000 | $1,958 | $1,958 | Apr 2024 | Resale |
| LUSH ON HOLLAND HILL | 10 | CCR | 3 | 06-10 | 1,507 | $3,200,000 | $2,124 | $2,124 | Dec 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.