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 VILLAS | 19 | OCR | 5* | - | 1,816 | $2,800,000 | $1,542 | — | Mar 2026 | Resale |
| PARK VILLAS | 19 | OCR | 5* | - | 1,619 | $2,778,000 | $1,716 | — | Nov 2025 | Resale |
| PARK VILLAS | 19 | OCR | 5* | - | 1,615 | $2,758,000 | $1,708 | — | Nov 2025 | Resale |
| PARK VILLAS | 19 | OCR | 5* | - | 3,142 | $3,600,000 | $1,146 | — | Aug 2025 | Resale |
| PARK VILLAS | 19 | OCR | 5* | - | 1,626 | $2,958,888 | $1,819 | — | Jul 2025 | Resale |
| PARK VILLAS | 19 | OCR | 5* | - | 2,155 | $3,050,000 | $1,415 | — | Apr 2025 | Resale |
| PARK VILLAS | 19 | OCR | 5* | - | 1,615 | $3,150,000 | $1,951 | — | Mar 2025 | Resale |
| PARK VILLAS | 19 | OCR | 5* | - | 1,615 | $2,888,000 | $1,789 | — | Feb 2025 | Resale |
| PARK VILLAS | 19 | OCR | 5* | - | 1,648 | $2,908,888 | $1,765 | — | Dec 2024 | Resale |
| PARK VILLAS | 19 | OCR | 5* | - | 1,630 | $3,100,000 | $1,902 | — | Nov 2024 | Resale |
| PARK VILLAS | 19 | OCR | 5* | - | 3,695 | $3,550,000 | $961 | — | Nov 2024 | Resale |
| PARK VILLAS | 19 | OCR | 5* | - | 2,153 | $2,900,000 | $1,347 | — | Nov 2024 | Resale |
| PARK VILLAS | 19 | OCR | 5* | - | 2,370 | $2,950,000 | $1,245 | — | Oct 2024 | Resale |
| PARK VILLAS | 19 | OCR | 5* | - | 2,312 | $3,170,000 | $1,371 | — | Jul 2024 | Resale |
| PARK VILLAS | 19 | OCR | 5* | - | 2,249 | $2,950,000 | $1,312 | — | Nov 2023 | Resale |
| PARK VILLAS | 19 | OCR | 5* | - | 1,615 | $2,680,000 | $1,660 | — | Nov 2023 | Resale |
| PARK VILLAS | 19 | OCR | 5* | - | 1,651 | $2,600,000 | $1,575 | — | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.