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 |
|---|---|---|---|---|---|---|---|---|---|---|
| NOVA 88 | 12 | RCR | 2 | 06-10 | 915 | $1,540,000 | $1,683 | $1,683 | Jan 2026 | Resale |
| NOVA 88 | 12 | RCR | 3 | 01-05 | 1,249 | $2,050,000 | $1,642 | $1,642 | Jan 2025 | Resale |
| NOVA 88 | 12 | RCR | 2 | 01-05 | 915 | $1,410,000 | $1,541 | $1,541 | Dec 2024 | Resale |
| NOVA 88 | 12 | RCR | 2 | 06-10 | 915 | $1,500,000 | $1,639 | $1,639 | Nov 2024 | Resale |
| NOVA 88 | 12 | RCR | 2 | 06-10 | 915 | $1,500,000 | $1,639 | $1,639 | Jul 2024 | Resale |
| NOVA 88 | 12 | RCR | 1 | 06-10 | 506 | $779,000 | $1,540 | $1,540 | May 2024 | Resale |
| NOVA 88 | 12 | RCR | 1 | 06-10 | 506 | $780,000 | $1,542 | $1,542 | Apr 2024 | Resale |
| NOVA 88 | 12 | RCR | 1 | 06-10 | 603 | $995,000 | $1,651 | $1,651 | Mar 2024 | Resale |
| NOVA 88 | 12 | RCR | 2 | 01-05 | 915 | $1,350,000 | $1,476 | $1,476 | Feb 2024 | Resale |
| NOVA 88 | 12 | RCR | 1 | 06-10 | 603 | $993,888 | $1,649 | $1,649 | Jan 2024 | Resale |
| NOVA 88 | 12 | RCR | 2 | 01-05 | 915 | $1,300,000 | $1,421 | $1,421 | Jan 2024 | Resale |
| NOVA 88 | 12 | RCR | 1 | 06-10 | 506 | $780,000 | $1,542 | $1,542 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.