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 |
|---|---|---|---|---|---|---|---|---|---|---|
| PROVENCE RESIDENCE | 27 | OCR | 3 | 06-10 | 926 | $1,496,000 | $1,616 | $1,697 | Jul 2025 | New Sale |
| PROVENCE RESIDENCE | 27 | OCR | 3 | 01-05 | 883 | $1,351,000 | $1,531 | $1,608 | Jan 2025 | New Sale |
| PROVENCE RESIDENCE | 27 | OCR | 3 | 01-05 | 1,044 | $1,518,000 | $1,454 | $1,527 | Nov 2024 | New Sale |
| PROVENCE RESIDENCE | 27 | OCR | 3 | 06-10 | 926 | $1,436,000 | $1,551 | $1,629 | Oct 2024 | New Sale |
| PROVENCE RESIDENCE | 27 | OCR | 3 | 01-05 | 926 | $1,398,000 | $1,510 | $1,586 | May 2024 | New Sale |
| PROVENCE RESIDENCE | 27 | OCR | 3 | 06-10 | 883 | $1,308,000 | $1,482 | $1,557 | Jan 2024 | New Sale |
| PROVENCE RESIDENCE | 27 | OCR | 3 | 01-05 | 1,044 | $1,528,000 | $1,463 | $1,537 | Jan 2024 | New Sale |
| PROVENCE RESIDENCE | 27 | OCR | 3 | 06-10 | 883 | $1,288,000 | $1,459 | $1,533 | Nov 2023 | New Sale |
| PROVENCE RESIDENCE | 27 | OCR | 3 | 11-15 | 926 | $1,379,000 | $1,490 | $1,565 | Sep 2023 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.