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 |
|---|---|---|---|---|---|---|---|---|---|---|
| PINE GROVE | 21 | RCR | 5* | 06-10 | 1,679 | $1,725,000 | $1,027 | $1,379 | Mar 2026 | Resale |
| PINE GROVE | 21 | RCR | 5* | 11-15 | 1,755 | $1,938,000 | $1,105 | $1,484 | Mar 2026 | Resale |
| PINE GROVE | 21 | RCR | 5* | 06-10 | 1,755 | $1,937,000 | $1,104 | $1,483 | Feb 2026 | Resale |
| PINE GROVE | 21 | RCR | 5* | 11-15 | 1,755 | $1,860,000 | $1,060 | $1,424 | Jan 2026 | Resale |
| PINE GROVE | 21 | RCR | 5* | 01-05 | 1,755 | $1,788,000 | $1,019 | $1,369 | Nov 2025 | Resale |
| PINE GROVE | 21 | RCR | 5* | 11-15 | 1,679 | $1,850,000 | $1,102 | $1,480 | Oct 2025 | Resale |
| PINE GROVE | 21 | RCR | 5* | 01-05 | 1,755 | $1,885,000 | $1,074 | $1,442 | Sep 2025 | Resale |
| PINE GROVE | 21 | RCR | 5* | 01-05 | 1,755 | $1,758,000 | $1,002 | $1,346 | Sep 2025 | Resale |
| PINE GROVE | 21 | RCR | 5* | 01-05 | 1,701 | $1,700,000 | $1,000 | $1,343 | Aug 2025 | Resale |
| PINE GROVE | 21 | RCR | 5* | 06-10 | 1,755 | $1,808,888 | $1,031 | $1,385 | Jul 2025 | Resale |
| PINE GROVE | 21 | RCR | 5* | 01-05 | 1,668 | $1,670,000 | $1,001 | $1,344 | Jul 2025 | Resale |
| PINE GROVE | 21 | RCR | 5* | 01-05 | 1,744 | $1,875,000 | $1,075 | $1,444 | Jul 2025 | Resale |
| PINE GROVE | 21 | RCR | 5* | 06-10 | 1,755 | $1,608,000 | $916 | $1,230 | Jul 2025 | Resale |
| PINE GROVE | 21 | RCR | 5* | 06-10 | 1,755 | $1,700,000 | $969 | $1,301 | Jun 2025 | Resale |
| PINE GROVE | 21 | RCR | 5* | 06-10 | 1,668 | $1,780,000 | $1,067 | $1,433 | Jun 2025 | Resale |
| PINE GROVE | 21 | RCR | 5* | 06-10 | 1,701 | $1,720,000 | $1,011 | $1,358 | Jun 2025 | Resale |
| PINE GROVE | 21 | RCR | 5* | 11-15 | 1,798 | $1,860,000 | $1,035 | $1,390 | Jun 2025 | Resale |
| PINE GROVE | 21 | RCR | 5* | 01-05 | 1,755 | $2,000,000 | $1,140 | $1,531 | Apr 2025 | Resale |
| PINE GROVE | 21 | RCR | 5* | 01-05 | 1,755 | $1,680,000 | $958 | $1,287 | Apr 2025 | Resale |
| PINE GROVE | 21 | RCR | 5* | 06-10 | 1,701 | $1,550,000 | $911 | $1,223 | Apr 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.