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 |
|---|---|---|---|---|---|---|---|---|---|---|
| NUOVO | 20 | OCR | 3 | 11-15 | 1,281 | $1,708,888 | $1,334 | $1,596 | Apr 2026 | Resale |
| NUOVO | 20 | OCR | 5* | 01-05 | 1,841 | $2,100,000 | $1,141 | $1,365 | Jan 2026 | Resale |
| NUOVO | 20 | OCR | 3 | 06-10 | 1,421 | $1,890,000 | $1,330 | $1,591 | Oct 2025 | Resale |
| NUOVO | 20 | OCR | 4 | 06-10 | 1,550 | $1,980,000 | $1,277 | $1,528 | May 2025 | Resale |
| NUOVO | 20 | OCR | 4 | 01-05 | 1,550 | $2,068,000 | $1,334 | $1,596 | May 2025 | Resale |
| NUOVO | 20 | OCR | 3 | 06-10 | 1,119 | $1,540,000 | $1,376 | $1,646 | Apr 2025 | Resale |
| NUOVO | 20 | OCR | 3 | 06-10 | 1,119 | $1,510,000 | $1,349 | $1,614 | Mar 2025 | Resale |
| NUOVO | 20 | OCR | 3 | 11-15 | 1,389 | $1,900,000 | $1,368 | $1,636 | Mar 2025 | Resale |
| NUOVO | 20 | OCR | 3 | 11-15 | 1,389 | $1,960,000 | $1,412 | $1,689 | Feb 2025 | Resale |
| NUOVO | 20 | OCR | 3 | 01-05 | 1,389 | $1,800,000 | $1,296 | $1,550 | Sep 2024 | Resale |
| NUOVO | 20 | OCR | 3 | 16-20 | 1,389 | $1,780,000 | $1,282 | $1,533 | Jun 2024 | Resale |
| NUOVO | 20 | OCR | 5* | 16-20 | 2,433 | $2,450,000 | $1,007 | $1,205 | Mar 2024 | Resale |
| NUOVO | 20 | OCR | 3 | 01-05 | 1,421 | $1,750,000 | $1,232 | $1,474 | Jan 2024 | Resale |
| NUOVO | 20 | OCR | 3 | 06-10 | 1,119 | $1,388,000 | $1,240 | $1,483 | Jan 2024 | Resale |
| NUOVO | 20 | OCR | 5* | 01-05 | 1,862 | $1,950,000 | $1,047 | $1,252 | Nov 2023 | Resale |
| NUOVO | 20 | OCR | 4 | 11-15 | 1,550 | $1,860,000 | $1,200 | $1,435 | Oct 2023 | Resale |
| NUOVO | 20 | OCR | 5* | 16-20 | 2,443 | $2,450,000 | $1,003 | $1,200 | Oct 2023 | Resale |
| NUOVO | 20 | OCR | 3 | 11-15 | 1,421 | $1,750,000 | $1,232 | $1,474 | Jul 2023 | Resale |
| NUOVO | 20 | OCR | 3 | 01-05 | 1,119 | $1,150,000 | $1,027 | $1,228 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.