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 |
|---|---|---|---|---|---|---|---|---|---|---|
| NAVA GROVE | 21 | RCR | 4 | 11-15 | 1,464 | $3,744,400 | $2,558 | $2,670 | Apr 2026 | New Sale |
| NAVA GROVE | 21 | RCR | 4 | 16-20 | 1,464 | $3,769,900 | $2,575 | $2,688 | Apr 2026 | New Sale |
| NAVA GROVE | 21 | RCR | 4 | 16-20 | 1,464 | $3,868,700 | $2,643 | $2,759 | Apr 2026 | New Sale |
| NAVA GROVE | 21 | RCR | 4 | 16-20 | 1,464 | $3,881,400 | $2,651 | $2,767 | Apr 2026 | New Sale |
| NAVA GROVE | 21 | RCR | 4 | 16-20 | 1,464 | $3,782,700 | $2,584 | $2,697 | Apr 2026 | New Sale |
| NAVA GROVE | 21 | RCR | 2 | 21-25 | 786 | $2,186,200 | $2,782 | $2,904 | Mar 2026 | New Sale |
| NAVA GROVE | 21 | RCR | 5 | 21-25 | 1,722 | $4,629,800 | $2,688 | $2,806 | Mar 2026 | New Sale |
| NAVA GROVE | 21 | RCR | 5 | 21-25 | 1,722 | $4,614,900 | $2,680 | $2,797 | Mar 2026 | New Sale |
| NAVA GROVE | 21 | RCR | 5 | 21-25 | 1,722 | $4,600,000 | $2,671 | $2,788 | Mar 2026 | New Sale |
| NAVA GROVE | 21 | RCR | 2 | 21-25 | 786 | $2,177,400 | $2,771 | $2,892 | Feb 2026 | New Sale |
| NAVA GROVE | 21 | RCR | 4 | 11-15 | 1,464 | $3,731,700 | $2,549 | $2,661 | Feb 2026 | New Sale |
| NAVA GROVE | 21 | RCR | 4 | 21-25 | 1,550 | $4,156,800 | $2,682 | $2,800 | Feb 2026 | New Sale |
| NAVA GROVE | 21 | RCR | 5 | 21-25 | 1,722 | $4,585,100 | $2,662 | $2,779 | Feb 2026 | New Sale |
| NAVA GROVE | 21 | RCR | 5 | 16-20 | 1,722 | $4,570,200 | $2,654 | $2,770 | Jan 2026 | New Sale |
| NAVA GROVE | 21 | RCR | 4 | 01-05 | 1,464 | $3,580,700 | $2,446 | $2,553 | Jan 2026 | New Sale |
| NAVA GROVE | 21 | RCR | 4 | 06-10 | 1,464 | $3,644,400 | $2,490 | $2,599 | Jan 2026 | New Sale |
| NAVA GROVE | 21 | RCR | 4 | 01-05 | 1,464 | $3,537,700 | $2,417 | $2,523 | Jan 2026 | New Sale |
| NAVA GROVE | 21 | RCR | 4 | 21-25 | 1,550 | $4,132,400 | $2,666 | $2,783 | Jan 2026 | New Sale |
| NAVA GROVE | 21 | RCR | 4 | 21-25 | 1,550 | $4,145,200 | $2,674 | $2,791 | Jan 2026 | New Sale |
| NAVA GROVE | 21 | RCR | 5 | 16-20 | 1,722 | $4,555,300 | $2,645 | $2,761 | Jan 2026 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.