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 |
|---|---|---|---|---|---|---|---|---|---|---|
| NOVO PLACE | 24 | OCR | 4 | 06-10 | 1,163 | $2,035,000 | $1,751 | $1,830 | Apr 2026 | New Sale |
| NOVO PLACE | 24 | OCR | 3 | 06-10 | 872 | $1,406,000 | $1,613 | $1,685 | Apr 2026 | New Sale |
| NOVO PLACE | 24 | OCR | 3 | 06-10 | 947 | $1,612,000 | $1,702 | $1,778 | Jan 2026 | New Sale |
| NOVO PLACE | 24 | OCR | 3 | 06-10 | 947 | $1,670,000 | $1,763 | $1,842 | Nov 2025 | New Sale |
| NOVO PLACE | 24 | OCR | 3 | 01-05 | 872 | $1,373,000 | $1,575 | $1,646 | Nov 2025 | New Sale |
| NOVO PLACE | 24 | OCR | 4 | 01-05 | 1,012 | $1,667,000 | $1,648 | $1,722 | Oct 2025 | New Sale |
| NOVO PLACE | 24 | OCR | 3 | 01-05 | 883 | $1,446,000 | $1,638 | $1,712 | Jun 2025 | New Sale |
| NOVO PLACE | 24 | OCR | 3 | 01-05 | 883 | $1,393,000 | $1,578 | $1,649 | Jun 2025 | New Sale |
| NOVO PLACE | 24 | OCR | 3 | 01-05 | 872 | $1,388,000 | $1,592 | $1,664 | Jun 2025 | New Sale |
| NOVO PLACE | 24 | OCR | 3 | 01-05 | 883 | $1,398,000 | $1,584 | $1,655 | Jun 2025 | New Sale |
| NOVO PLACE | 24 | OCR | 3 | 01-05 | 872 | $1,383,000 | $1,586 | $1,657 | Jun 2025 | New Sale |
| NOVO PLACE | 24 | OCR | 3 | 01-05 | 883 | $1,440,000 | $1,631 | $1,704 | Jun 2025 | New Sale |
| NOVO PLACE | 24 | OCR | 3 | 01-05 | 883 | $1,435,000 | $1,626 | $1,699 | Jun 2025 | New Sale |
| NOVO PLACE | 24 | OCR | 3 | 01-05 | 872 | $1,398,000 | $1,603 | $1,675 | May 2025 | New Sale |
| NOVO PLACE | 24 | OCR | 3 | 01-05 | 872 | $1,388,000 | $1,592 | $1,664 | May 2025 | New Sale |
| NOVO PLACE | 24 | OCR | 3 | 01-05 | 883 | $1,456,000 | $1,650 | $1,724 | May 2025 | New Sale |
| NOVO PLACE | 24 | OCR | 4 | 06-10 | 1,163 | $1,987,000 | $1,709 | $1,786 | May 2025 | New Sale |
| NOVO PLACE | 24 | OCR | 3 | 01-05 | 872 | $1,357,000 | $1,556 | $1,626 | May 2025 | New Sale |
| NOVO PLACE | 24 | OCR | 3 | 01-05 | 872 | $1,393,000 | $1,598 | $1,670 | May 2025 | New Sale |
| NOVO PLACE | 24 | OCR | 3 | 01-05 | 872 | $1,460,000 | $1,675 | $1,750 | May 2025 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.