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 |
|---|---|---|---|---|---|---|---|---|---|---|
| REGENTVILLE | 19 | OCR | 2 | 01-05 | 1,076 | $1,288,888 | $1,197 | $1,475 | Apr 2026 | Resale |
| REGENTVILLE | 19 | OCR | 2 | 01-05 | 1,163 | $1,240,000 | $1,067 | $1,315 | Mar 2026 | Resale |
| REGENTVILLE | 19 | OCR | 2 | 01-05 | 1,152 | $1,380,000 | $1,198 | $1,477 | Jan 2026 | Resale |
| REGENTVILLE | 19 | OCR | 2 | 06-10 | 980 | $1,150,000 | $1,174 | $1,447 | Jan 2026 | Resale |
| REGENTVILLE | 19 | OCR | 2 | 01-05 | 1,163 | $1,161,000 | $999 | $1,231 | Dec 2025 | Resale |
| REGENTVILLE | 19 | OCR | 2 | 11-15 | 1,152 | $1,418,888 | $1,232 | $1,519 | Dec 2025 | Resale |
| REGENTVILLE | 19 | OCR | 2 | 06-10 | 1,076 | $1,318,888 | $1,225 | $1,510 | Dec 2025 | Resale |
| REGENTVILLE | 19 | OCR | 2 | 11-15 | 1,744 | $1,380,000 | $791 | $975 | Nov 2025 | Resale |
| REGENTVILLE | 19 | OCR | 2 | 06-10 | 980 | $1,150,000 | $1,174 | $1,447 | Oct 2025 | Resale |
| REGENTVILLE | 19 | OCR | 2 | 01-05 | 1,152 | $1,380,000 | $1,198 | $1,477 | Sep 2025 | Resale |
| REGENTVILLE | 19 | OCR | 2 | 01-05 | 980 | $1,080,000 | $1,103 | $1,360 | Sep 2025 | Resale |
| REGENTVILLE | 19 | OCR | 2 | 06-10 | 1,152 | $1,430,000 | $1,242 | $1,531 | Sep 2025 | Resale |
| REGENTVILLE | 19 | OCR | 2 | 11-15 | 1,152 | $1,450,000 | $1,259 | $1,552 | Sep 2025 | Resale |
| REGENTVILLE | 19 | OCR | 2 | 01-05 | 1,152 | $1,328,000 | $1,153 | $1,421 | Aug 2025 | Resale |
| REGENTVILLE | 19 | OCR | 2 | 11-15 | 1,152 | $1,358,000 | $1,179 | $1,453 | Aug 2025 | Resale |
| REGENTVILLE | 19 | OCR | 2 | 11-15 | 1,076 | $1,255,000 | $1,166 | $1,437 | Jul 2025 | Resale |
| REGENTVILLE | 19 | OCR | 2 | 11-15 | 1,152 | $1,408,000 | $1,223 | $1,507 | Jul 2025 | Resale |
| REGENTVILLE | 19 | OCR | 2 | 11-15 | 980 | $1,200,000 | $1,225 | $1,510 | Jun 2025 | Resale |
| REGENTVILLE | 19 | OCR | 2 | 06-10 | 980 | $1,150,000 | $1,174 | $1,447 | May 2025 | Resale |
| REGENTVILLE | 19 | OCR | 2 | 01-05 | 1,076 | $1,350,000 | $1,254 | $1,546 | Apr 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.