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 |
|---|---|---|---|---|---|---|---|---|---|---|
| PEAKVIEW ESTATE | 16 | OCR | 5* | - | 1,772 | $6,000,000 | $3,387 | $3,387 | Feb 2026 | Resale |
| PEAKVIEW ESTATE | 16 | OCR | 5* | - | 3,278 | $4,800,000 | $1,464 | $1,464 | Sep 2025 | Resale |
| PEAKVIEW ESTATE | 16 | OCR | 5* | - | 1,981 | $5,150,000 | $2,600 | $2,600 | Sep 2025 | Resale |
| PEAKVIEW ESTATE | 16 | OCR | 5* | - | 3,305 | $6,000,000 | $1,816 | $1,816 | Sep 2025 | Resale |
| PEAKVIEW ESTATE | 16 | OCR | 5* | - | 1,961 | $3,838,000 | $1,957 | $1,957 | Aug 2025 | Resale |
| PEAKVIEW ESTATE | 16 | OCR | 5* | - | 2,444 | $3,400,000 | $1,391 | $1,391 | Jul 2025 | Resale |
| PEAKVIEW ESTATE | 16 | OCR | 5* | - | 1,992 | $4,200,000 | $2,108 | $2,108 | Apr 2025 | Resale |
| PEAKVIEW ESTATE | 16 | OCR | 5* | - | 3,436 | $4,500,000 | $1,310 | $1,310 | Feb 2025 | Resale |
| PEAKVIEW ESTATE | 16 | OCR | 5* | - | 1,761 | $4,428,000 | $2,515 | $2,515 | Aug 2024 | Resale |
| PEAKVIEW ESTATE | 16 | OCR | 5* | - | 1,759 | $3,850,000 | $2,189 | $2,189 | May 2024 | Resale |
| PEAKVIEW ESTATE | 16 | OCR | 5* | - | 3,306 | $4,002,000 | $1,211 | $1,211 | Mar 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.