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 | 2 | 21-25 | 786 | $2,194,400 | $2,793 | $2,940 | May 2026 | New Sale |
| NAVA GROVE | 21 | RCR | 2 | 21-25 | 786 | $2,194,900 | $2,793 | $2,915 | May 2026 | New Sale |
| NAVA GROVE | 21 | RCR | 2 | 16-20 | 786 | $2,159,400 | $2,748 | $2,868 | May 2026 | New Sale |
| NAVA GROVE | 21 | RCR | 4 | 21-25 | 1,464 | $3,894,200 | $2,660 | $2,777 | May 2026 | New Sale |
| NAVA GROVE | 21 | RCR | 4 | 21-25 | 1,464 | $3,906,900 | $2,669 | $2,786 | May 2026 | New Sale |
| NAVA GROVE | 21 | RCR | 2 | 21-25 | 700 | $1,951,900 | $2,790 | $2,912 | May 2026 | New Sale |
| NAVA GROVE | 21 | RCR | 2 | 21-25 | 786 | $2,185,600 | $2,781 | $2,903 | May 2026 | New Sale |
| NAVA GROVE | 21 | RCR | 2 | 21-25 | 786 | $2,168,200 | $2,759 | $2,880 | May 2026 | New Sale |
| NAVA GROVE | 21 | RCR | 2 | 21-25 | 786 | $2,203,600 | $2,804 | $2,927 | May 2026 | New Sale |
| NAVA GROVE | 21 | RCR | 4 | 21-25 | 1,464 | $3,919,700 | $2,678 | $2,795 | May 2026 | New Sale |
| 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 | $3,782,700 | $2,584 | $2,697 | 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 | 2 | 21-25 | 700 | $1,960,700 | $2,802 | $2,925 | Apr 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 | 5 | 21-25 | 1,722 | $4,629,800 | $2,688 | $2,806 | Mar 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 | $4,614,900 | $2,680 | $2,797 | Mar 2026 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.