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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ONE HOLLAND VILLAGE RESIDENCES | 10 | CCR | 2 | 11-15 | 829 | $2,470,000 | $2,980 | $3,309 | May 2026 | Sub Sale |
| ONE HOLLAND VILLAGE RESIDENCES | 10 | CCR | 5 | 21-25 | 1,615 | $5,058,000 | $3,133 | $3,479 | Jan 2026 | Resale |
| ONE HOLLAND VILLAGE RESIDENCES | 10 | CCR | 3 | 21-25 | 1,098 | $3,500,000 | $3,188 | $3,540 | Dec 2025 | Resale |
| ONE HOLLAND VILLAGE RESIDENCES | 10 | CCR | 2 | 06-10 | 797 | $2,200,000 | $2,762 | $3,067 | Nov 2025 | Resale |
| ONE HOLLAND VILLAGE RESIDENCES | 10 | CCR | 3 | 21-25 | 1,238 | $4,680,000 | $3,781 | $4,198 | Feb 2025 | Sub Sale |
| ONE HOLLAND VILLAGE RESIDENCES | 10 | CCR | 2 | 26-30 | 797 | $2,260,743 | $2,838 | $3,151 | Aug 2023 | New Sale |
| ONE HOLLAND VILLAGE RESIDENCES | 10 | CCR | 2 | 31-35 | 797 | $2,160,800 | $2,713 | $3,012 | Aug 2023 | New Sale |
| ONE HOLLAND VILLAGE RESIDENCES | 10 | CCR | 2 | 31-35 | 797 | $2,280,000 | $2,862 | $3,178 | Aug 2023 | New Sale |
| ONE HOLLAND VILLAGE RESIDENCES | 10 | CCR | 2 | 01-05 | 1,087 | $2,980,000 | $2,741 | $3,044 | Aug 2023 | New Sale |
| ONE HOLLAND VILLAGE RESIDENCES | 10 | CCR | 3 | 21-25 | 1,281 | $3,980,000 | $3,107 | $3,450 | Jul 2023 | New Sale |
| ONE HOLLAND VILLAGE RESIDENCES | 10 | CCR | 2 | 26-30 | 797 | $2,273,810 | $2,855 | $3,170 | Jul 2023 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.