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 |
|---|---|---|---|---|---|---|---|---|---|---|
| PARK NOVA | 10 | CCR | 4 | 01-05 | 2,906 | $15,000,000 | $5,161 | $5,161 | Feb 2026 | New Sale |
| PARK NOVA | 10 | CCR | 2 | 16-20 | 1,432 | $6,388,000 | $4,462 | $4,462 | Nov 2025 | New Sale |
| PARK NOVA | 10 | CCR | 4 | 11-15 | 2,906 | $14,600,000 | $5,024 | $5,024 | Oct 2025 | New Sale |
| PARK NOVA | 10 | CCR | 4 | 16-20 | 2,906 | $16,588,000 | $5,708 | $5,708 | Jan 2025 | New Sale |
| PARK NOVA | 10 | CCR | 5 | 16-20 | 5,899 | $38,888,000 | $6,593 | $6,593 | Jan 2025 | New Sale |
| PARK NOVA | 10 | CCR | 4 | 16-20 | 2,895 | $15,988,000 | $5,522 | $5,522 | Dec 2024 | New Sale |
| PARK NOVA | 10 | CCR | 2 | 01-05 | 1,432 | $5,000,000 | $3,493 | $3,493 | Sep 2023 | New Sale |
| PARK NOVA | 10 | CCR | 2 | 01-05 | 1,432 | $4,600,000 | $3,213 | $3,213 | Sep 2023 | New Sale |
| PARK NOVA | 10 | CCR | 2 | 01-05 | 1,432 | $4,850,000 | $3,388 | $3,388 | Sep 2023 | New Sale |
| PARK NOVA | 10 | CCR | 2 | 01-05 | 1,432 | $5,088,888 | $3,555 | $3,555 | Sep 2023 | New Sale |
| PARK NOVA | 10 | CCR | 2 | 06-10 | 1,432 | $5,088,888 | $3,555 | $3,555 | Sep 2023 | New Sale |
| PARK NOVA | 10 | CCR | 2 | 11-15 | 1,432 | $6,646,000 | $4,642 | $4,642 | Aug 2023 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.