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 TREE HILL RESIDENCE | 10 | CCR | 3* | 01-05 | 1,001 | $2,560,000 | $2,557 | $2,557 | Mar 2026 | Resale |
| ONE TREE HILL RESIDENCE | 10 | CCR | 5* | 16-20 | 4,607 | $6,000,000 | $1,302 | $1,302 | Oct 2025 | Resale |
| ONE TREE HILL RESIDENCE | 10 | CCR | 3* | 01-05 | 1,130 | $2,850,000 | $2,522 | $2,522 | Aug 2025 | Resale |
| ONE TREE HILL RESIDENCE | 10 | CCR | 3* | 01-05 | 1,227 | $3,100,000 | $2,526 | $2,526 | Jul 2025 | Resale |
| ONE TREE HILL RESIDENCE | 10 | CCR | 3* | 06-10 | 1,130 | $2,850,000 | $2,522 | $2,522 | Jul 2025 | Resale |
| ONE TREE HILL RESIDENCE | 10 | CCR | 3* | 06-10 | 1,227 | $3,150,000 | $2,567 | $2,567 | Feb 2025 | Resale |
| ONE TREE HILL RESIDENCE | 10 | CCR | 3* | 06-10 | 1,130 | $2,720,000 | $2,407 | $2,407 | Feb 2025 | Resale |
| ONE TREE HILL RESIDENCE | 10 | CCR | 5* | 11-15 | 2,454 | $5,750,000 | $2,343 | $2,343 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.