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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SEAHILL | 5 | OCR | 1 | 16-20 | 527 | $830,000 | $1,574 | $1,791 | Apr 2026 | Resale |
| SEAHILL | 5 | OCR | 1 | 06-10 | 624 | $916,000 | $1,467 | $1,669 | Feb 2026 | Resale |
| SEAHILL | 5 | OCR | 1 | 16-20 | 517 | $800,000 | $1,548 | $1,761 | Feb 2026 | Resale |
| SEAHILL | 5 | OCR | 2 | 21-25 | 861 | $1,500,000 | $1,742 | $1,982 | Feb 2026 | Resale |
| SEAHILL | 5 | OCR | 1 | 06-10 | 549 | $845,000 | $1,539 | $1,751 | Feb 2026 | Resale |
| SEAHILL | 5 | OCR | 1 | 26-30 | 667 | $1,030,000 | $1,543 | $1,756 | Dec 2025 | Resale |
| SEAHILL | 5 | OCR | 1 | 06-10 | 495 | $820,000 | $1,656 | $1,884 | Dec 2025 | Resale |
| SEAHILL | 5 | OCR | 1 | 16-20 | 689 | $1,120,000 | $1,626 | $1,850 | Nov 2025 | Resale |
| SEAHILL | 5 | OCR | 2 | 06-10 | 936 | $1,550,000 | $1,655 | $1,883 | Oct 2025 | Resale |
| SEAHILL | 5 | OCR | 1 | 06-10 | 549 | $823,000 | $1,499 | $1,705 | Sep 2025 | Resale |
| SEAHILL | 5 | OCR | 1 | 11-15 | 506 | $810,000 | $1,601 | $1,822 | Aug 2025 | Resale |
| SEAHILL | 5 | OCR | 2 | 11-15 | 861 | $1,460,000 | $1,695 | $1,928 | Aug 2025 | Resale |
| SEAHILL | 5 | OCR | 2 | 16-20 | 861 | $1,368,000 | $1,589 | $1,808 | Aug 2025 | Resale |
| SEAHILL | 5 | OCR | 2 | 16-20 | 861 | $1,470,000 | $1,707 | $1,942 | Jun 2025 | Resale |
| SEAHILL | 5 | OCR | 1 | 06-10 | 624 | $947,500 | $1,518 | $1,727 | May 2025 | Resale |
| SEAHILL | 5 | OCR | 3 | 16-20 | 1,130 | $1,960,000 | $1,734 | $1,973 | May 2025 | Resale |
| SEAHILL | 5 | OCR | 2 | 06-10 | 861 | $1,430,000 | $1,661 | $1,890 | Apr 2025 | Resale |
| SEAHILL | 5 | OCR | 1 | 26-30 | 710 | $1,200,000 | $1,689 | $1,922 | Apr 2025 | Resale |
| SEAHILL | 5 | OCR | 2 | 11-15 | 861 | $1,320,000 | $1,533 | $1,744 | Apr 2025 | Resale |
| SEAHILL | 5 | OCR | 1 | 06-10 | 495 | $805,000 | $1,626 | $1,850 | Mar 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.