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 |
|---|---|---|---|---|---|---|---|---|---|---|
| MARGARET VILLE | 3 | RCR | 2 | 16-20 | 700 | $1,575,000 | $2,251 | $2,505 | Apr 2026 | Resale |
| MARGARET VILLE | 3 | RCR | 3 | 36-40 | 969 | $2,401,680 | $2,479 | $2,758 | Apr 2026 | Resale |
| MARGARET VILLE | 3 | RCR | 2 | 01-05 | 700 | $1,488,000 | $2,127 | $2,367 | Mar 2026 | Resale |
| MARGARET VILLE | 3 | RCR | 3 | 31-35 | 915 | $2,225,000 | $2,432 | $2,706 | Mar 2026 | Resale |
| MARGARET VILLE | 3 | RCR | 2 | 16-20 | 829 | $1,850,000 | $2,232 | $2,484 | Feb 2026 | Resale |
| MARGARET VILLE | 3 | RCR | 1 | 26-30 | 463 | $1,000,000 | $2,161 | $2,405 | Jan 2026 | Resale |
| MARGARET VILLE | 3 | RCR | 2 | 21-25 | 657 | $1,380,000 | $2,102 | $2,339 | Jan 2026 | Resale |
| MARGARET VILLE | 3 | RCR | 2 | 16-20 | 657 | $1,330,000 | $2,026 | $2,254 | Jan 2026 | Resale |
| MARGARET VILLE | 3 | RCR | 3 | 31-35 | 915 | $2,250,000 | $2,459 | $2,736 | Dec 2025 | Resale |
| MARGARET VILLE | 3 | RCR | 2 | 36-40 | 818 | $1,900,000 | $2,323 | $2,585 | Dec 2025 | Resale |
| MARGARET VILLE | 3 | RCR | 4 | 01-05 | 1,184 | $2,600,000 | $2,196 | $2,444 | Nov 2025 | Resale |
| MARGARET VILLE | 3 | RCR | 4 | 36-40 | 1,464 | $2,900,000 | $1,981 | $2,204 | Oct 2025 | Resale |
| MARGARET VILLE | 3 | RCR | 3 | 36-40 | 969 | $2,350,000 | $2,426 | $2,699 | Oct 2025 | Resale |
| MARGARET VILLE | 3 | RCR | 2 | 11-15 | 829 | $1,818,000 | $2,193 | $2,440 | Sep 2025 | Resale |
| MARGARET VILLE | 3 | RCR | 3 | 26-30 | 915 | $2,168,000 | $2,370 | $2,637 | Sep 2025 | Resale |
| MARGARET VILLE | 3 | RCR | 1 | 36-40 | 527 | $1,200,000 | $2,275 | $2,531 | Aug 2025 | Resale |
| MARGARET VILLE | 3 | RCR | 1 | 01-05 | 527 | $1,110,000 | $2,105 | $2,342 | Aug 2025 | Resale |
| MARGARET VILLE | 3 | RCR | 3 | 21-25 | 915 | $2,158,880 | $2,360 | $2,626 | Aug 2025 | Resale |
| MARGARET VILLE | 3 | RCR | 2 | 26-30 | 700 | $1,580,000 | $2,258 | $2,513 | Jul 2025 | Resale |
| MARGARET VILLE | 3 | RCR | 4 | 06-10 | 1,184 | $2,620,000 | $2,213 | $2,462 | Jul 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.