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 |
|---|---|---|---|---|---|---|---|---|---|---|
| PRIVE | 19 | OCR | 3 | 06-10 | 1,087 | $1,790,000 | $1,647 | $1,882 | Apr 2026 | Resale |
| PRIVE | 19 | OCR | 2 | 11-15 | 883 | $1,388,000 | $1,573 | $1,797 | Mar 2026 | Resale |
| PRIVE | 19 | OCR | 3 | 06-10 | 1,098 | $1,800,000 | $1,639 | $1,872 | Mar 2026 | Resale |
| PRIVE | 19 | OCR | 3 | 06-10 | 1,227 | $1,910,000 | $1,557 | $1,779 | Feb 2026 | Resale |
| PRIVE | 19 | OCR | 3 | 06-10 | 1,098 | $1,775,000 | $1,617 | $1,847 | Feb 2026 | Resale |
| PRIVE | 19 | OCR | 4 | 11-15 | 1,442 | $2,350,000 | $1,629 | $1,861 | Jan 2026 | Resale |
| PRIVE | 19 | OCR | 2 | 11-15 | 829 | $1,290,000 | $1,556 | $1,778 | Jan 2026 | Resale |
| PRIVE | 19 | OCR | 3 | 06-10 | 1,098 | $1,740,000 | $1,585 | $1,811 | Dec 2025 | Resale |
| PRIVE | 19 | OCR | 2 | 01-05 | 775 | $1,165,000 | $1,503 | $1,717 | Dec 2025 | Resale |
| PRIVE | 19 | OCR | 2 | 11-15 | 818 | $1,260,000 | $1,540 | $1,759 | Nov 2025 | Resale |
| PRIVE | 19 | OCR | 3 | 06-10 | 1,098 | $1,720,000 | $1,567 | $1,790 | Nov 2025 | Resale |
| PRIVE | 19 | OCR | 3 | 06-10 | 1,130 | $1,850,000 | $1,637 | $1,870 | Nov 2025 | Resale |
| PRIVE | 19 | OCR | 3 | 16-20 | 1,098 | $1,700,000 | $1,548 | $1,768 | Sep 2025 | Resale |
| PRIVE | 19 | OCR | 2 | 06-10 | 775 | $1,215,800 | $1,569 | $1,792 | Sep 2025 | Resale |
| PRIVE | 19 | OCR | 3 | 11-15 | 1,098 | $1,721,800 | $1,568 | $1,791 | Sep 2025 | Resale |
| PRIVE | 19 | OCR | 2 | 16-20 | 883 | $1,360,000 | $1,541 | $1,760 | Sep 2025 | Resale |
| PRIVE | 19 | OCR | 3 | 01-05 | 1,604 | $1,900,000 | $1,185 | $1,354 | Sep 2025 | Resale |
| PRIVE | 19 | OCR | 2 | 06-10 | 829 | $1,270,000 | $1,532 | $1,750 | Aug 2025 | Resale |
| PRIVE | 19 | OCR | 3 | 11-15 | 1,087 | $1,720,000 | $1,582 | $1,807 | Aug 2025 | Resale |
| PRIVE | 19 | OCR | 3 | 11-15 | 1,087 | $1,685,000 | $1,550 | $1,771 | Aug 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.