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 |
|---|---|---|---|---|---|---|---|---|---|---|
| PINEVALE | 18 | OCR | 3 | 01-05 | 1,561 | $1,680,000 | $1,076 | $1,317 | Dec 2025 | Resale |
| PINEVALE | 18 | OCR | 3 | 06-10 | 1,389 | $1,620,000 | $1,167 | $1,428 | Oct 2025 | Resale |
| PINEVALE | 18 | OCR | 3 | 06-10 | 1,281 | $1,440,000 | $1,124 | $1,376 | Jun 2025 | Resale |
| PINEVALE | 18 | OCR | 3 | 06-10 | 1,389 | $1,550,000 | $1,116 | $1,366 | Jun 2025 | Resale |
| PINEVALE | 18 | OCR | 3 | 06-10 | 1,561 | $1,668,000 | $1,069 | $1,308 | Jun 2025 | Resale |
| PINEVALE | 18 | OCR | 3 | 01-05 | 1,292 | $1,400,000 | $1,084 | $1,327 | May 2025 | Resale |
| PINEVALE | 18 | OCR | 3 | 01-05 | 1,292 | $1,400,000 | $1,084 | $1,327 | Apr 2025 | Resale |
| PINEVALE | 18 | OCR | 3 | 06-10 | 1,281 | $1,400,000 | $1,093 | $1,338 | Feb 2025 | Resale |
| PINEVALE | 18 | OCR | 3 | 11-15 | 1,281 | $1,430,000 | $1,116 | $1,366 | Feb 2025 | Resale |
| PINEVALE | 18 | OCR | 3 | 11-15 | 1,389 | $1,518,888 | $1,094 | $1,339 | Feb 2025 | Resale |
| PINEVALE | 18 | OCR | 3 | 06-10 | 1,281 | $1,340,000 | $1,046 | $1,280 | Oct 2024 | Resale |
| PINEVALE | 18 | OCR | 3 | 01-05 | 1,292 | $1,308,000 | $1,013 | $1,240 | Sep 2024 | Resale |
| PINEVALE | 18 | OCR | 3 | 11-15 | 1,389 | $1,375,000 | $990 | $1,212 | Sep 2024 | Resale |
| PINEVALE | 18 | OCR | 3 | 01-05 | 1,389 | $1,328,000 | $956 | $1,170 | May 2024 | Resale |
| PINEVALE | 18 | OCR | 3 | 06-10 | 1,389 | $1,360,000 | $979 | $1,198 | May 2024 | Resale |
| PINEVALE | 18 | OCR | 3 | 06-10 | 1,292 | $1,320,000 | $1,022 | $1,251 | May 2024 | Resale |
| PINEVALE | 18 | OCR | 4 | 11-15 | 2,486 | $2,300,000 | $925 | $1,132 | Mar 2024 | Resale |
| PINEVALE | 18 | OCR | 3 | 01-05 | 1,292 | $1,240,000 | $960 | $1,175 | Dec 2023 | Resale |
| PINEVALE | 18 | OCR | 3 | 01-05 | 1,389 | $1,320,000 | $951 | $1,164 | Oct 2023 | Resale |
| PINEVALE | 18 | OCR | 3 | 11-15 | 1,281 | $1,300,000 | $1,015 | $1,242 | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.