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 |
|---|---|---|---|---|---|---|---|---|---|---|
| PRINCETON VALE | 19 | OCR | 5* | - | 1,709 | $2,750,000 | $1,609 | $1,983 | Dec 2025 | Resale |
| PRINCETON VALE | 19 | OCR | 5* | - | 2,412 | $3,320,000 | $1,376 | $1,696 | Dec 2024 | Resale |
| PRINCETON VALE | 19 | OCR | 5* | - | 2,273 | $2,800,000 | $1,232 | $1,519 | Sep 2024 | Resale |
| PRINCETON VALE | 19 | OCR | 5* | - | 1,641 | $2,628,000 | $1,601 | $1,973 | Jan 2024 | Resale |
| PRINCETON VALE | 19 | OCR | 5* | - | 1,641 | $2,520,000 | $1,535 | $1,892 | Nov 2023 | Resale |
| PRINCETON VALE | 19 | OCR | 5* | - | 1,709 | $2,400,000 | $1,404 | $1,731 | Aug 2023 | Resale |
| PRINCETON VALE | 19 | OCR | 5* | - | 3,080 | $3,450,000 | $1,120 | $1,381 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.