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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| ONE JERVOIS | 10 | CCR | 4 | 06-10 | 1,701 | $3,980,000 | $2,340 | — | Mar 2026 | Resale |
| ONE JERVOIS | 10 | CCR | 2 | 01-05 | 990 | $2,238,000 | $2,260 | — | Feb 2026 | Resale |
| ONE JERVOIS | 10 | CCR | 1 | 01-05 | 635 | $1,320,000 | $2,079 | — | Nov 2025 | Resale |
| ONE JERVOIS | 10 | CCR | 2 | 11-15 | 1,066 | $2,500,000 | $2,346 | — | Nov 2025 | Resale |
| ONE JERVOIS | 10 | CCR | 3 | 06-10 | 1,292 | $3,230,000 | $2,501 | — | Sep 2025 | Resale |
| ONE JERVOIS | 10 | CCR | 2 | 01-05 | 990 | $2,250,000 | $2,272 | — | Sep 2025 | Resale |
| ONE JERVOIS | 10 | CCR | 2 | 06-10 | 990 | $2,300,000 | $2,323 | — | Sep 2025 | Resale |
| ONE JERVOIS | 10 | CCR | 2 | 06-10 | 990 | $2,260,000 | $2,282 | — | Aug 2025 | Resale |
| ONE JERVOIS | 10 | CCR | 2 | 06-10 | 1,066 | $2,350,000 | $2,205 | — | Jun 2025 | Resale |
| ONE JERVOIS | 10 | CCR | 2 | 01-05 | 990 | $2,050,000 | $2,070 | — | Apr 2025 | Resale |
| ONE JERVOIS | 10 | CCR | 3 | 01-05 | 1,528 | $3,250,000 | $2,126 | — | Aug 2024 | Resale |
| ONE JERVOIS | 10 | CCR | 2 | 01-05 | 990 | $2,238,000 | $2,260 | — | Aug 2024 | Resale |
| ONE JERVOIS | 10 | CCR | 2 | 01-05 | 990 | $2,200,000 | $2,222 | — | Jun 2024 | Resale |
| ONE JERVOIS | 10 | CCR | 4 | 11-15 | 2,368 | $4,158,888 | $1,756 | — | May 2024 | Resale |
| ONE JERVOIS | 10 | CCR | 3 | 06-10 | 1,281 | $2,850,000 | $2,225 | — | May 2024 | Resale |
| ONE JERVOIS | 10 | CCR | 2 | 01-05 | 1,087 | $2,275,000 | $2,093 | — | Jan 2024 | Resale |
| ONE JERVOIS | 10 | CCR | 3 | 06-10 | 1,292 | $2,750,000 | $2,129 | — | Jan 2024 | Resale |
| ONE JERVOIS | 10 | CCR | 2 | 01-05 | 1,066 | $2,307,000 | $2,165 | — | Oct 2023 | Resale |
| ONE JERVOIS | 10 | CCR | 3 | 01-05 | 1,324 | $2,788,000 | $2,106 | — | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.