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 |
|---|---|---|---|---|---|---|---|---|---|---|
| PARC VERA | 19 | OCR | 2* | 11-15 | 786 | $1,270,000 | $1,616 | — | May 2026 | Resale |
| PARC VERA | 19 | OCR | 5* | 16-20 | 3,305 | $3,399,000 | $1,029 | — | Apr 2026 | Resale |
| PARC VERA | 19 | OCR | 3* | 16-20 | 1,141 | $1,820,000 | $1,595 | — | Jan 2026 | Resale |
| PARC VERA | 19 | OCR | 5* | 16-20 | 2,971 | $3,200,000 | $1,077 | — | Dec 2025 | Resale |
| PARC VERA | 19 | OCR | 2* | 11-15 | 872 | $1,380,000 | $1,583 | — | Dec 2025 | Resale |
| PARC VERA | 19 | OCR | 2* | 01-05 | 710 | $1,020,000 | $1,436 | — | Dec 2025 | Resale |
| PARC VERA | 19 | OCR | 3* | 06-10 | 1,141 | $1,833,888 | $1,607 | — | Nov 2025 | Resale |
| PARC VERA | 19 | OCR | 4* | 01-05 | 1,302 | $1,868,000 | $1,434 | — | Nov 2025 | Resale |
| PARC VERA | 19 | OCR | 2* | 01-05 | 872 | $1,320,000 | $1,514 | — | Oct 2025 | Resale |
| PARC VERA | 19 | OCR | 2* | 01-05 | 786 | $1,100,000 | $1,400 | — | Aug 2025 | Resale |
| PARC VERA | 19 | OCR | 2* | 06-10 | 786 | $1,150,000 | $1,464 | — | Aug 2025 | Resale |
| PARC VERA | 19 | OCR | 2* | 11-15 | 872 | $1,250,000 | $1,434 | — | Jul 2025 | Resale |
| PARC VERA | 19 | OCR | 3* | 06-10 | 1,141 | $1,780,000 | $1,560 | — | Jun 2025 | Resale |
| PARC VERA | 19 | OCR | 3* | 16-20 | 1,141 | $1,850,000 | $1,621 | — | Apr 2025 | Resale |
| PARC VERA | 19 | OCR | 2* | 06-10 | 872 | $1,250,000 | $1,434 | — | Mar 2025 | Resale |
| PARC VERA | 19 | OCR | 4* | 01-05 | 1,410 | $2,100,000 | $1,489 | — | Mar 2025 | Resale |
| PARC VERA | 19 | OCR | 2* | 11-15 | 786 | $1,200,000 | $1,527 | — | Feb 2025 | Resale |
| PARC VERA | 19 | OCR | 2* | 06-10 | 872 | $1,230,000 | $1,411 | — | Feb 2025 | Resale |
| PARC VERA | 19 | OCR | 3* | 11-15 | 1,141 | $1,800,000 | $1,578 | — | Jan 2025 | Resale |
| PARC VERA | 19 | OCR | 2* | 01-05 | 872 | $1,215,000 | $1,394 | — | Nov 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.