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 |
|---|---|---|---|---|---|---|---|---|---|---|
| L'VIV | 11 | CCR | 3* | 16-20 | 1,001 | $2,300,000 | $2,298 | $2,298 | Jan 2026 | Resale |
| L'VIV | 11 | CCR | 2* | 11-15 | 657 | $1,475,000 | $2,246 | $2,246 | Sep 2025 | Resale |
| L'VIV | 11 | CCR | 3* | 16-20 | 990 | $2,200,000 | $2,222 | $2,222 | Aug 2025 | Resale |
| L'VIV | 11 | CCR | 3* | 06-10 | 1,001 | $2,300,000 | $2,298 | $2,298 | Jul 2025 | Resale |
| L'VIV | 11 | CCR | 3* | 16-20 | 1,001 | $2,260,000 | $2,258 | $2,258 | Jun 2025 | Resale |
| L'VIV | 11 | CCR | 3* | 06-10 | 1,001 | $2,230,000 | $2,228 | $2,228 | Jun 2025 | Resale |
| L'VIV | 11 | CCR | 3* | 06-10 | 1,001 | $2,200,000 | $2,198 | $2,198 | May 2025 | Resale |
| L'VIV | 11 | CCR | 3* | 26-30 | 990 | $2,300,000 | $2,323 | $2,323 | Feb 2025 | Resale |
| L'VIV | 11 | CCR | 2* | 26-30 | 657 | $1,485,000 | $2,262 | $2,262 | Jan 2025 | Resale |
| L'VIV | 11 | CCR | 2* | 26-30 | 657 | $1,480,000 | $2,254 | $2,254 | Dec 2024 | Resale |
| L'VIV | 11 | CCR | 2* | 01-05 | 657 | $1,485,000 | $2,262 | $2,262 | Dec 2024 | Resale |
| L'VIV | 11 | CCR | 3* | 11-15 | 990 | $2,168,000 | $2,189 | $2,189 | Dec 2024 | Resale |
| L'VIV | 11 | CCR | 2* | 06-10 | 657 | $1,470,000 | $2,239 | $2,239 | Oct 2024 | Resale |
| L'VIV | 11 | CCR | 3* | 11-15 | 1,001 | $2,250,000 | $2,248 | $2,248 | Oct 2024 | Resale |
| L'VIV | 11 | CCR | 2* | 16-20 | 657 | $1,470,000 | $2,239 | $2,239 | Sep 2024 | Resale |
| L'VIV | 11 | CCR | 3* | 21-25 | 990 | $2,300,000 | $2,323 | $2,323 | Apr 2024 | Resale |
| L'VIV | 11 | CCR | 3* | 11-15 | 990 | $2,180,888 | $2,202 | $2,202 | Jan 2024 | Resale |
| L'VIV | 11 | CCR | 2* | 26-30 | 614 | $1,400,000 | $2,282 | $2,282 | Nov 2023 | Resale |
| L'VIV | 11 | CCR | 3* | 11-15 | 1,001 | $2,250,000 | $2,248 | $2,248 | Sep 2023 | Resale |
| L'VIV | 11 | CCR | 2* | 21-25 | 657 | $1,508,000 | $2,297 | $2,297 | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.