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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| SELETAR HILLS ESTATE | 28 | OCR | 5* | - | 4,860 | $7,050,000 | $1,451 | $1,451 | Jun 2026 | Resale |
| SELETAR HILLS ESTATE | 28 | OCR | 5* | - | 2,504 | $4,888,000 | $1,952 | $1,952 | Jun 2026 | Resale |
| SELETAR HILLS ESTATE | 28 | OCR | 5* | - | 3,909 | $6,138,888 | $1,570 | $1,570 | May 2026 | Resale |
| SELETAR HILLS ESTATE | 28 | OCR | 5* | - | 4,528 | $6,350,000 | $1,402 | $1,476 | May 2026 | Resale |
| SELETAR HILLS ESTATE | 28 | OCR | 5* | - | 2,982 | $5,230,000 | $1,754 | $1,846 | Apr 2026 | Resale |
| SELETAR HILLS ESTATE | 28 | OCR | 5* | - | 2,348 | $4,720,999 | $2,011 | $2,117 | Apr 2026 | Resale |
| SELETAR HILLS ESTATE | 28 | OCR | 5* | - | 2,267 | $4,380,000 | $1,932 | $2,034 | Mar 2026 | Resale |
| SELETAR HILLS ESTATE | 28 | OCR | 5* | - | 3,283 | $7,080,000 | $2,157 | $2,271 | Mar 2026 | Resale |
| SELETAR HILLS ESTATE | 28 | OCR | 5* | - | 2,794 | $4,638,000 | $1,660 | $1,747 | Mar 2026 | Resale |
| SELETAR HILLS ESTATE | 28 | OCR | 5* | - | 2,403 | $5,680,000 | $2,364 | $2,488 | Mar 2026 | Resale |
| SELETAR HILLS ESTATE | 28 | OCR | 5* | - | 3,283 | $6,740,000 | $2,053 | $2,161 | Mar 2026 | Resale |
| SELETAR HILLS ESTATE | 28 | OCR | 5* | - | 4,940 | $7,018,000 | $1,421 | $1,496 | Mar 2026 | Resale |
| SELETAR HILLS ESTATE | 28 | OCR | 5* | - | 3,229 | $5,750,000 | $1,781 | $1,875 | Feb 2026 | Resale |
| SELETAR HILLS ESTATE | 28 | OCR | 5* | - | 3,205 | $4,300,000 | $1,341 | $1,412 | Feb 2026 | Resale |
| SELETAR HILLS ESTATE | 28 | OCR | 5* | - | 3,394 | $4,500,000 | $1,326 | $1,396 | Feb 2026 | Resale |
| SELETAR HILLS ESTATE | 28 | OCR | 5* | - | 3,405 | $4,800,000 | $1,410 | $1,410 | Feb 2026 | Resale |
| SELETAR HILLS ESTATE | 28 | OCR | 5* | - | 4,414 | $9,280,000 | $2,102 | $2,213 | Feb 2026 | Resale |
| SELETAR HILLS ESTATE | 28 | OCR | 5* | - | 2,160 | $3,620,000 | $1,676 | $1,676 | Dec 2025 | Resale |
| SELETAR HILLS ESTATE | 28 | OCR | 5* | - | 3,484 | $7,280,000 | $2,089 | $2,089 | Dec 2025 | Resale |
| SELETAR HILLS ESTATE | 28 | OCR | 5* | - | 3,183 | $5,480,000 | $1,722 | $1,722 | Nov 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.