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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SEASONS VIEW | 20 | RCR | 3 | 01-05 | 1,141 | $1,865,000 | $1,635 | $2,015 | Mar 2026 | Resale |
| SEASONS VIEW | 20 | RCR | 3 | 06-10 | 1,141 | $1,738,888 | $1,524 | $1,878 | Feb 2026 | Resale |
| SEASONS VIEW | 20 | RCR | 2 | 06-10 | 969 | $1,350,000 | $1,394 | $1,718 | Oct 2025 | Resale |
| SEASONS VIEW | 20 | RCR | 3 | 11-15 | 1,141 | $1,830,000 | $1,604 | $1,977 | Dec 2024 | Resale |
| SEASONS VIEW | 20 | RCR | 2 | 06-10 | 969 | $1,460,000 | $1,507 | $1,858 | Dec 2024 | Resale |
| SEASONS VIEW | 20 | RCR | 3 | 01-05 | 1,141 | $1,720,000 | $1,507 | $1,858 | Nov 2024 | Resale |
| SEASONS VIEW | 20 | RCR | 3 | 11-15 | 1,141 | $1,600,000 | $1,402 | $1,728 | Aug 2024 | Resale |
| SEASONS VIEW | 20 | RCR | 3 | 16-20 | 1,152 | $1,700,000 | $1,476 | $1,819 | May 2024 | Resale |
| SEASONS VIEW | 20 | RCR | 3 | 16-20 | 1,141 | $1,683,000 | $1,475 | $1,818 | May 2024 | Resale |
| SEASONS VIEW | 20 | RCR | 4 | 16-20 | 2,745 | $3,010,000 | $1,097 | $1,352 | Apr 2024 | Resale |
| SEASONS VIEW | 20 | RCR | 3 | 16-20 | 1,141 | $1,628,000 | $1,427 | $1,759 | Feb 2024 | Resale |
| SEASONS VIEW | 20 | RCR | 2 | 11-15 | 969 | $1,470,000 | $1,517 | $1,870 | Feb 2024 | Resale |
| SEASONS VIEW | 20 | RCR | 2 | 06-10 | 969 | $1,290,000 | $1,332 | $1,642 | Jan 2024 | Resale |
| SEASONS VIEW | 20 | RCR | 2 | 01-05 | 969 | $1,330,000 | $1,373 | $1,692 | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.