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 |
|---|---|---|---|---|---|---|---|---|---|---|
| MUGLISTON HILL | 28 | OCR | 5* | - | 1,847 | $3,600,000 | $1,949 | $2,052 | May 2025 | Resale |
| MUGLISTON HILL | 28 | OCR | 5* | - | 2,693 | $4,200,000 | $1,560 | $1,642 | May 2025 | Resale |
| MUGLISTON HILL | 28 | OCR | 5* | - | 2,564 | $4,000,000 | $1,560 | $1,642 | Apr 2025 | Resale |
| MUGLISTON HILL | 28 | OCR | 5* | - | 1,847 | $3,530,000 | $1,911 | $2,012 | Dec 2024 | Resale |
| MUGLISTON HILL | 28 | OCR | 5* | - | 2,234 | $4,128,888 | $1,849 | $1,946 | May 2024 | Resale |
| MUGLISTON HILL | 28 | OCR | 5* | - | 1,840 | $3,824,000 | $2,079 | $2,188 | Apr 2024 | Resale |
| MUGLISTON HILL | 28 | OCR | 5* | - | 1,851 | $3,620,800 | $1,956 | $2,059 | Apr 2024 | Resale |
| MUGLISTON HILL | 28 | OCR | 5* | - | 2,859 | $4,380,000 | $1,532 | $1,613 | Feb 2024 | Resale |
| MUGLISTON HILL | 28 | OCR | 5* | - | 1,842 | $3,410,000 | $1,852 | $1,949 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.