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 |
|---|---|---|---|---|---|---|---|---|---|---|
| MONTVIEW | 10 | CCR | 4 | 01-05 | 1,701 | $3,534,000 | $2,078 | $2,078 | Feb 2026 | Resale |
| MONTVIEW | 10 | CCR | 3 | 01-05 | 1,475 | $3,060,000 | $2,075 | $2,075 | Nov 2025 | Resale |
| MONTVIEW | 10 | CCR | 3 | 01-05 | 1,475 | $3,030,000 | $2,055 | $2,055 | May 2025 | Resale |
| MONTVIEW | 10 | CCR | 2 | 16-20 | 1,227 | $2,500,000 | $2,037 | $2,037 | Apr 2025 | Resale |
| MONTVIEW | 10 | CCR | 2 | 06-10 | 1,227 | $2,470,000 | $2,013 | $2,013 | Mar 2025 | Resale |
| MONTVIEW | 10 | CCR | 2 | 16-20 | 1,227 | $2,470,000 | $2,013 | $2,013 | Nov 2024 | Resale |
| MONTVIEW | 10 | CCR | 2 | 16-20 | 1,227 | $2,500,000 | $2,037 | $2,037 | Jun 2024 | Resale |
| MONTVIEW | 10 | CCR | 3 | 16-20 | 1,507 | $3,305,000 | $2,193 | $2,193 | Apr 2024 | Resale |
| MONTVIEW | 10 | CCR | 3 | 11-15 | 1,507 | $3,250,000 | $2,157 | $2,157 | Nov 2023 | Resale |
| MONTVIEW | 10 | CCR | 2 | 21-25 | 1,227 | $2,420,000 | $1,972 | $1,972 | Aug 2023 | Resale |
| MONTVIEW | 10 | CCR | 2 | 11-15 | 1,227 | $2,480,000 | $2,021 | $2,021 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.