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 |
|---|---|---|---|---|---|---|---|---|---|---|
| NOUVELLE PARK | 19 | OCR | 5* | 01-05 | 1,615 | $2,040,000 | $1,263 | $1,263 | Feb 2026 | Resale |
| NOUVELLE PARK | 19 | OCR | 3* | 01-05 | 1,130 | $1,780,000 | $1,575 | $1,575 | Jan 2026 | Resale |
| NOUVELLE PARK | 19 | OCR | 4* | 01-05 | 1,539 | $2,200,000 | $1,429 | $1,429 | Nov 2025 | Resale |
| NOUVELLE PARK | 19 | OCR | 4* | 01-05 | 1,496 | $1,818,000 | $1,215 | $1,215 | Aug 2025 | Resale |
| NOUVELLE PARK | 19 | OCR | 3* | 06-10 | 1,119 | $1,730,000 | $1,545 | $1,545 | May 2025 | Resale |
| NOUVELLE PARK | 19 | OCR | 5* | 01-05 | 1,615 | $2,000,000 | $1,239 | $1,239 | Feb 2025 | Resale |
| NOUVELLE PARK | 19 | OCR | 4* | 01-05 | 1,518 | $2,010,000 | $1,324 | $1,324 | Sep 2024 | Resale |
| NOUVELLE PARK | 19 | OCR | 4* | 01-05 | 1,496 | $1,833,888 | $1,226 | $1,226 | Jun 2024 | Resale |
| NOUVELLE PARK | 19 | OCR | 3* | 01-05 | 1,119 | $1,670,000 | $1,492 | $1,492 | May 2024 | Resale |
| NOUVELLE PARK | 19 | OCR | 4* | 01-05 | 1,582 | $2,000,000 | $1,264 | $1,264 | Mar 2024 | Resale |
| NOUVELLE PARK | 19 | OCR | 3* | 06-10 | 1,152 | $1,700,000 | $1,476 | $1,476 | Jan 2024 | Resale |
| NOUVELLE PARK | 19 | OCR | 4* | 01-05 | 1,550 | $2,050,000 | $1,323 | $1,323 | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.