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 |
|---|---|---|---|---|---|---|---|---|---|---|
| PAVILION PARK | 23 | OCR | 5* | - | 2,672 | $5,168,888 | $1,935 | $1,935 | Mar 2026 | Resale |
| PAVILION PARK | 23 | OCR | 5* | - | 1,615 | $4,540,000 | $2,812 | $2,812 | Dec 2025 | Resale |
| PAVILION PARK | 23 | OCR | 5* | - | 2,153 | $4,680,000 | $2,174 | $2,174 | Oct 2025 | Resale |
| PAVILION PARK | 23 | OCR | 5* | - | 1,733 | $4,400,000 | $2,539 | $2,539 | Sep 2025 | Resale |
| PAVILION PARK | 23 | OCR | 5* | - | 2,153 | $4,550,000 | $2,114 | $2,114 | Sep 2025 | Resale |
| PAVILION PARK | 23 | OCR | 5* | - | 1,615 | $4,070,000 | $2,521 | $2,521 | Sep 2025 | Resale |
| PAVILION PARK | 23 | OCR | 5* | - | 2,383 | $5,000,000 | $2,098 | $2,098 | Jul 2025 | Resale |
| PAVILION PARK | 23 | OCR | 5* | - | 1,894 | $4,800,000 | $2,534 | $2,534 | Jul 2025 | Resale |
| PAVILION PARK | 23 | OCR | 5* | - | 2,153 | $4,668,000 | $2,168 | $2,168 | Jun 2025 | Resale |
| PAVILION PARK | 23 | OCR | 5* | - | 1,741 | $4,200,000 | $2,413 | $2,413 | May 2025 | Resale |
| PAVILION PARK | 23 | OCR | 5* | - | 1,616 | $3,960,000 | $2,451 | $2,451 | Apr 2025 | Resale |
| PAVILION PARK | 23 | OCR | 5* | - | 1,616 | $4,080,000 | $2,525 | $2,525 | Mar 2025 | Resale |
| PAVILION PARK | 23 | OCR | 5* | - | 1,615 | $3,928,000 | $2,433 | $2,433 | Mar 2025 | Resale |
| PAVILION PARK | 23 | OCR | 5* | - | 1,741 | $3,900,000 | $2,241 | $2,241 | Feb 2025 | Resale |
| PAVILION PARK | 23 | OCR | 5* | - | 1,701 | $4,100,000 | $2,411 | $2,411 | Feb 2025 | Resale |
| PAVILION PARK | 23 | OCR | 5* | - | 1,701 | $3,950,000 | $2,323 | $2,323 | Jan 2025 | Resale |
| PAVILION PARK | 23 | OCR | 5* | - | 1,616 | $3,980,000 | $2,463 | $2,463 | Jan 2025 | Resale |
| PAVILION PARK | 23 | OCR | 5* | - | 2,287 | $4,600,000 | $2,011 | $2,011 | Dec 2024 | Resale |
| PAVILION PARK | 23 | OCR | 5* | - | 1,615 | $4,000,000 | $2,477 | $2,477 | Nov 2024 | Resale |
| PAVILION PARK | 23 | OCR | 5* | - | 2,153 | $4,388,888 | $2,039 | $2,039 | Nov 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.