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 |
|---|---|---|---|---|---|---|---|---|---|---|
| NATURA@HILLVIEW | 23 | OCR | 1* | 06-10 | 527 | $870,000 | $1,650 | $1,650 | Feb 2026 | Resale |
| NATURA@HILLVIEW | 23 | OCR | 3* | 06-10 | 1,023 | $1,155,000 | $1,130 | $1,130 | Feb 2026 | Resale |
| NATURA@HILLVIEW | 23 | OCR | 1* | 06-10 | 517 | $858,000 | $1,661 | $1,661 | Jan 2026 | Resale |
| NATURA@HILLVIEW | 23 | OCR | 2* | 06-10 | 635 | $1,045,000 | $1,645 | $1,645 | Oct 2025 | Resale |
| NATURA@HILLVIEW | 23 | OCR | 2* | 06-10 | 635 | $1,000,000 | $1,575 | $1,575 | Sep 2025 | Resale |
| NATURA@HILLVIEW | 23 | OCR | 3* | 06-10 | 1,249 | $1,485,000 | $1,189 | $1,189 | Sep 2025 | Resale |
| NATURA@HILLVIEW | 23 | OCR | 2* | 01-05 | 635 | $1,058,000 | $1,666 | $1,666 | Aug 2025 | Resale |
| NATURA@HILLVIEW | 23 | OCR | 3* | 06-10 | 1,249 | $1,600,000 | $1,281 | $1,281 | Jul 2025 | Resale |
| NATURA@HILLVIEW | 23 | OCR | 1* | 06-10 | 527 | $840,000 | $1,593 | $1,593 | Jul 2025 | Resale |
| NATURA@HILLVIEW | 23 | OCR | 2* | 06-10 | 635 | $1,068,000 | $1,682 | $1,682 | Jul 2025 | Resale |
| NATURA@HILLVIEW | 23 | OCR | 3* | 06-10 | 1,023 | $1,100,000 | $1,076 | $1,076 | May 2025 | Resale |
| NATURA@HILLVIEW | 23 | OCR | 2* | 01-05 | 657 | $1,040,000 | $1,584 | $1,584 | May 2025 | Resale |
| NATURA@HILLVIEW | 23 | OCR | 2* | 06-10 | 635 | $1,008,000 | $1,587 | $1,587 | Feb 2025 | Resale |
| NATURA@HILLVIEW | 23 | OCR | 1* | 06-10 | 538 | $875,000 | $1,626 | $1,626 | Feb 2025 | Resale |
| NATURA@HILLVIEW | 23 | OCR | 2* | 06-10 | 635 | $1,020,000 | $1,606 | $1,606 | Feb 2025 | Resale |
| NATURA@HILLVIEW | 23 | OCR | 3* | 06-10 | 1,216 | $1,528,888 | $1,257 | $1,257 | Oct 2024 | Resale |
| NATURA@HILLVIEW | 23 | OCR | 1* | 01-05 | 441 | $700,000 | $1,586 | $1,586 | Oct 2024 | Resale |
| NATURA@HILLVIEW | 23 | OCR | 2* | 01-05 | 721 | $1,050,000 | $1,456 | $1,456 | Sep 2024 | Resale |
| NATURA@HILLVIEW | 23 | OCR | 1* | 01-05 | 452 | $745,000 | $1,648 | $1,648 | Jul 2024 | Resale |
| NATURA@HILLVIEW | 23 | OCR | 2* | 06-10 | 635 | $998,888 | $1,573 | $1,573 | Apr 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.