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 |
|---|---|---|---|---|---|---|---|---|---|---|
| NORTHVALE | 23 | OCR | 4 | 06-10 | 1,518 | $1,738,000 | $1,145 | $1,421 | Apr 2026 | Resale |
| NORTHVALE | 23 | OCR | 3 | 11-15 | 2,702 | $2,550,000 | $944 | $1,172 | Mar 2026 | Resale |
| NORTHVALE | 23 | OCR | 2 | 01-05 | 1,281 | $1,288,000 | $1,006 | $1,249 | Mar 2026 | Resale |
| NORTHVALE | 23 | OCR | 3 | 01-05 | 1,798 | $1,850,088 | $1,029 | $1,277 | Mar 2026 | Resale |
| NORTHVALE | 23 | OCR | 2 | 06-10 | 1,087 | $1,230,000 | $1,131 | $1,404 | Feb 2026 | Resale |
| NORTHVALE | 23 | OCR | 3 | 01-05 | 1,292 | $1,400,000 | $1,084 | $1,346 | Feb 2026 | Resale |
| NORTHVALE | 23 | OCR | 3 | 01-05 | 1,270 | $1,450,000 | $1,142 | $1,418 | Feb 2026 | Resale |
| NORTHVALE | 23 | OCR | 3 | 06-10 | 1,270 | $1,400,000 | $1,102 | $1,368 | Jan 2026 | Resale |
| NORTHVALE | 23 | OCR | 3 | 01-05 | 1,270 | $1,410,000 | $1,110 | $1,378 | Jan 2026 | Resale |
| NORTHVALE | 23 | OCR | 2 | 11-15 | 1,033 | $1,238,000 | $1,198 | $1,487 | Dec 2025 | Resale |
| NORTHVALE | 23 | OCR | 2 | 01-05 | 1,087 | $1,110,000 | $1,021 | $1,267 | Dec 2025 | Resale |
| NORTHVALE | 23 | OCR | 3 | 01-05 | 1,259 | $1,390,000 | $1,104 | $1,370 | Dec 2025 | Resale |
| NORTHVALE | 23 | OCR | 2 | 11-15 | 1,087 | $1,150,000 | $1,058 | $1,313 | Sep 2025 | Resale |
| NORTHVALE | 23 | OCR | 2 | 01-05 | 1,302 | $1,288,000 | $989 | $1,228 | Sep 2025 | Resale |
| NORTHVALE | 23 | OCR | 3 | 06-10 | 1,270 | $1,488,000 | $1,172 | $1,455 | Aug 2025 | Resale |
| NORTHVALE | 23 | OCR | 3 | 06-10 | 1,292 | $1,478,000 | $1,144 | $1,420 | Jul 2025 | Resale |
| NORTHVALE | 23 | OCR | 2 | 01-05 | 1,087 | $1,050,000 | $966 | $1,199 | Jun 2025 | Resale |
| NORTHVALE | 23 | OCR | 3 | 01-05 | 1,356 | $1,510,000 | $1,113 | $1,382 | May 2025 | Resale |
| NORTHVALE | 23 | OCR | 3 | 01-05 | 1,270 | $1,400,000 | $1,102 | $1,368 | May 2025 | Resale |
| NORTHVALE | 23 | OCR | 3 | 06-10 | 1,270 | $1,465,000 | $1,153 | $1,431 | May 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.