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 |
|---|---|---|---|---|---|---|---|---|---|---|
| RIZ HAVEN | 17 | OCR | 1 | 01-05 | 570 | $713,000 | $1,250 | $1,316 | May 2025 | Resale |
| RIZ HAVEN | 17 | OCR | 3 | 01-05 | 1,066 | $1,300,000 | $1,220 | $1,284 | May 2025 | Resale |
| RIZ HAVEN | 17 | OCR | 2 | 01-05 | 1,055 | $1,450,000 | $1,375 | $1,447 | Apr 2025 | Resale |
| RIZ HAVEN | 17 | OCR | 3 | 01-05 | 1,066 | $1,525,000 | $1,431 | $1,506 | Feb 2025 | Resale |
| RIZ HAVEN | 17 | OCR | 5* | 01-05 | 2,153 | $2,480,000 | $1,152 | $1,213 | Apr 2024 | Resale |
| RIZ HAVEN | 17 | OCR | 1 | 01-05 | 452 | $620,000 | $1,371 | $1,443 | Feb 2024 | Resale |
| RIZ HAVEN | 17 | OCR | 3 | 01-05 | 1,163 | $1,388,000 | $1,194 | $1,257 | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.