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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SEMBAWANG HILLS ESTATE | 20 | OCR | 5* | - | 2,012 | $6,350,000 | $3,156 | $3,156 | May 2026 | Resale |
| SEMBAWANG HILLS ESTATE | 20 | OCR | 5* | - | 3,871 | $5,850,000 | $1,511 | $1,511 | May 2026 | Resale |
| SEMBAWANG HILLS ESTATE | 20 | OCR | 5* | - | 2,252 | $6,680,000 | $2,967 | $2,967 | Apr 2026 | Resale |
| SEMBAWANG HILLS ESTATE | 20 | OCR | 5* | - | 2,012 | $3,900,000 | $1,939 | $1,939 | Apr 2026 | Resale |
| SEMBAWANG HILLS ESTATE | 20 | OCR | 4* | - | 1,431 | $2,800,000 | $1,957 | $1,957 | Apr 2026 | Resale |
| SEMBAWANG HILLS ESTATE | 20 | OCR | 5* | - | 2,093 | $5,300,000 | $2,533 | $2,533 | Apr 2026 | Resale |
| SEMBAWANG HILLS ESTATE | 20 | OCR | 5* | - | 2,038 | $4,550,000 | $2,233 | $2,233 | Mar 2026 | Resale |
| SEMBAWANG HILLS ESTATE | 20 | OCR | 5* | - | 2,651 | $6,350,000 | $2,395 | $2,395 | Mar 2026 | Resale |
| SEMBAWANG HILLS ESTATE | 20 | OCR | 4* | - | 1,486 | $3,080,000 | $2,072 | $2,072 | Mar 2026 | Resale |
| SEMBAWANG HILLS ESTATE | 20 | OCR | 5* | - | 2,001 | $3,900,000 | $1,949 | $1,949 | Mar 2026 | Resale |
| SEMBAWANG HILLS ESTATE | 20 | OCR | 5* | - | 3,849 | $5,500,000 | $1,429 | $1,429 | Mar 2026 | Resale |
| SEMBAWANG HILLS ESTATE | 20 | OCR | 4* | - | 1,521 | $3,368,888 | $2,215 | $2,215 | Mar 2026 | Resale |
| SEMBAWANG HILLS ESTATE | 20 | OCR | 5* | - | 2,001 | $6,200,000 | $3,098 | $3,098 | Feb 2026 | Resale |
| SEMBAWANG HILLS ESTATE | 20 | OCR | 5* | - | 1,907 | $4,393,939 | $2,304 | $2,304 | Feb 2026 | Resale |
| SEMBAWANG HILLS ESTATE | 20 | OCR | 5* | - | 2,486 | $5,200,000 | $2,091 | $2,091 | Jan 2026 | Resale |
| SEMBAWANG HILLS ESTATE | 20 | OCR | 5* | - | 2,000 | $6,400,000 | $3,200 | $3,200 | Jan 2026 | Resale |
| SEMBAWANG HILLS ESTATE | 20 | OCR | 4* | - | 1,500 | $4,888,000 | $3,258 | $3,258 | Jan 2026 | Resale |
| SEMBAWANG HILLS ESTATE | 20 | OCR | 5* | - | 1,983 | $5,200,000 | $2,623 | $2,623 | Jan 2026 | Resale |
| SEMBAWANG HILLS ESTATE | 20 | OCR | 5* | - | 3,109 | $6,680,000 | $2,149 | $2,149 | Jan 2026 | Resale |
| SEMBAWANG HILLS ESTATE | 20 | OCR | 4* | - | 1,500 | $4,750,000 | $3,166 | $3,166 | Dec 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.