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 |
|---|---|---|---|---|---|---|---|---|---|---|
| NV RESIDENCES | 18 | OCR | 2 | 06-10 | 743 | $1,050,000 | $1,414 | $1,629 | Apr 2026 | Resale |
| NV RESIDENCES | 18 | OCR | 2 | 06-10 | 764 | $1,110,000 | $1,452 | $1,673 | Mar 2026 | Resale |
| NV RESIDENCES | 18 | OCR | 2 | 01-05 | 797 | $1,068,000 | $1,341 | $1,545 | Feb 2026 | Resale |
| NV RESIDENCES | 18 | OCR | 3 | 06-10 | 1,184 | $1,720,000 | $1,453 | $1,674 | Jan 2026 | Resale |
| NV RESIDENCES | 18 | OCR | 3 | 06-10 | 1,227 | $1,770,000 | $1,442 | $1,661 | Jan 2026 | Resale |
| NV RESIDENCES | 18 | OCR | 2 | 11-15 | 743 | $1,048,000 | $1,411 | $1,625 | Jan 2026 | Resale |
| NV RESIDENCES | 18 | OCR | 2 | 06-10 | 743 | $1,050,000 | $1,414 | $1,629 | Dec 2025 | Resale |
| NV RESIDENCES | 18 | OCR | 2 | 06-10 | 764 | $1,065,000 | $1,394 | $1,606 | Nov 2025 | Resale |
| NV RESIDENCES | 18 | OCR | 2 | 06-10 | 797 | $1,108,000 | $1,391 | $1,602 | Nov 2025 | Resale |
| NV RESIDENCES | 18 | OCR | 2 | 01-05 | 904 | $1,155,000 | $1,277 | $1,471 | Oct 2025 | Resale |
| NV RESIDENCES | 18 | OCR | 3 | 01-05 | 1,109 | $1,535,000 | $1,385 | $1,595 | Oct 2025 | Resale |
| NV RESIDENCES | 18 | OCR | 2 | 01-05 | 797 | $1,088,000 | $1,366 | $1,574 | Oct 2025 | Resale |
| NV RESIDENCES | 18 | OCR | 3 | 06-10 | 1,109 | $1,550,000 | $1,398 | $1,610 | Oct 2025 | Resale |
| NV RESIDENCES | 18 | OCR | 2 | 06-10 | 797 | $1,110,000 | $1,394 | $1,606 | Oct 2025 | Resale |
| NV RESIDENCES | 18 | OCR | 2 | 06-10 | 764 | $1,105,000 | $1,446 | $1,666 | Sep 2025 | Resale |
| NV RESIDENCES | 18 | OCR | 2 | 11-15 | 904 | $1,238,000 | $1,369 | $1,577 | Aug 2025 | Resale |
| NV RESIDENCES | 18 | OCR | 3 | 01-05 | 1,227 | $1,658,000 | $1,351 | $1,556 | Aug 2025 | Resale |
| NV RESIDENCES | 18 | OCR | 2 | 01-05 | 743 | $1,010,000 | $1,360 | $1,567 | Aug 2025 | Resale |
| NV RESIDENCES | 18 | OCR | 3 | 01-05 | 1,184 | $1,540,000 | $1,301 | $1,499 | Aug 2025 | Resale |
| NV RESIDENCES | 18 | OCR | 2 | 06-10 | 904 | $1,285,000 | $1,421 | $1,637 | Jul 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.