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 |
|---|---|---|---|---|---|---|---|---|---|---|
| NOVENA REGENCY | 11 | CCR | 1 | 01-05 | 495 | $905,000 | $1,828 | $1,828 | Oct 2024 | Resale |
| NOVENA REGENCY | 11 | CCR | 4* | 01-05 | 1,572 | $2,680,888 | $1,706 | $1,706 | Sep 2024 | Resale |
| NOVENA REGENCY | 11 | CCR | 3 | 01-05 | 1,582 | $2,400,000 | $1,517 | $1,517 | Dec 2023 | Resale |
| NOVENA REGENCY | 11 | CCR | 1 | 01-05 | 495 | $880,000 | $1,777 | $1,777 | Nov 2023 | Resale |
| NOVENA REGENCY | 11 | CCR | 1 | 01-05 | 463 | $960,000 | $2,074 | $2,074 | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.