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 |
|---|---|---|---|---|---|---|---|---|---|---|
| LUXUS HILLS | 28 | OCR | 5* | - | 2,988 | $6,100,000 | $2,041 | — | Jun 2026 | Resale |
| LUXUS HILLS | 28 | OCR | 5* | - | 1,615 | $4,730,000 | $2,930 | — | May 2026 | Resale |
| LUXUS HILLS | 28 | OCR | 5* | - | 1,615 | $4,810,000 | $2,979 | — | May 2026 | Resale |
| LUXUS HILLS | 28 | OCR | 5* | - | 1,615 | $4,510,000 | $2,793 | — | Mar 2026 | Resale |
| LUXUS HILLS | 28 | OCR | 5* | - | 2,287 | $5,500,000 | $2,405 | — | Feb 2026 | Resale |
| LUXUS HILLS | 28 | OCR | 5* | - | 1,615 | $4,780,000 | $2,961 | — | Feb 2026 | Resale |
| LUXUS HILLS | 28 | OCR | 5* | - | 1,615 | $4,910,000 | $3,041 | — | Jan 2026 | Resale |
| LUXUS HILLS | 28 | OCR | 5* | - | 2,207 | $5,180,000 | $2,348 | — | Dec 2025 | Resale |
| LUXUS HILLS | 28 | OCR | 5* | - | 1,644 | $4,600,000 | $2,799 | — | Dec 2025 | Resale |
| LUXUS HILLS | 28 | OCR | 5* | - | 1,615 | $4,800,000 | $2,973 | — | Sep 2025 | Resale |
| LUXUS HILLS | 28 | OCR | 5* | - | 2,153 | $5,050,000 | $2,346 | — | Sep 2025 | Resale |
| LUXUS HILLS | 28 | OCR | 5* | - | 2,180 | $4,800,000 | $2,202 | — | Sep 2025 | Resale |
| LUXUS HILLS | 28 | OCR | 5* | - | 1,615 | $4,580,000 | $2,837 | — | Aug 2025 | Resale |
| LUXUS HILLS | 28 | OCR | 5* | - | 1,615 | $4,408,000 | $2,730 | — | Jul 2025 | Resale |
| LUXUS HILLS | 28 | OCR | 5* | - | 1,615 | $4,800,000 | $2,973 | — | Jun 2025 | Resale |
| LUXUS HILLS | 28 | OCR | 5* | - | 2,153 | $5,000,000 | $2,323 | — | Apr 2025 | Resale |
| LUXUS HILLS | 28 | OCR | 5* | - | 2,180 | $5,108,800 | $2,344 | — | Mar 2025 | Resale |
| LUXUS HILLS | 28 | OCR | 5* | - | 1,615 | $4,558,000 | $2,823 | — | Feb 2025 | Resale |
| LUXUS HILLS | 28 | OCR | 5* | - | 1,615 | $4,400,000 | $2,725 | — | Feb 2025 | Resale |
| LUXUS HILLS | 28 | OCR | 5* | - | 2,248 | $5,300,000 | $2,358 | — | Feb 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.