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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SIMSVILLE | 14 | RCR | 3 | 06-10 | 1,528 | $2,250,000 | $1,472 | $1,840 | Apr 2026 | Resale |
| SIMSVILLE | 14 | RCR | 3 | 06-10 | 1,238 | $1,910,000 | $1,543 | $1,929 | Mar 2026 | Resale |
| SIMSVILLE | 14 | RCR | 2 | 11-15 | 969 | $1,420,000 | $1,466 | $1,833 | Feb 2026 | Resale |
| SIMSVILLE | 14 | RCR | 3 | 06-10 | 1,238 | $1,845,000 | $1,490 | $1,863 | Feb 2026 | Resale |
| SIMSVILLE | 14 | RCR | 3 | 11-15 | 1,249 | $1,860,000 | $1,490 | $1,863 | Feb 2026 | Resale |
| SIMSVILLE | 14 | RCR | 2 | 06-10 | 980 | $1,350,000 | $1,378 | $1,723 | Nov 2025 | Resale |
| SIMSVILLE | 14 | RCR | 2 | 01-05 | 980 | $1,388,000 | $1,417 | $1,771 | Oct 2025 | Resale |
| SIMSVILLE | 14 | RCR | 3 | 11-15 | 1,238 | $1,830,000 | $1,478 | $1,848 | Oct 2025 | Resale |
| SIMSVILLE | 14 | RCR | 3 | 06-10 | 1,249 | $1,830,000 | $1,466 | $1,833 | Oct 2025 | Resale |
| SIMSVILLE | 14 | RCR | 2 | 06-10 | 980 | $1,400,000 | $1,429 | $1,786 | Sep 2025 | Resale |
| SIMSVILLE | 14 | RCR | 2 | 11-15 | 980 | $1,400,000 | $1,429 | $1,786 | Jul 2025 | Resale |
| SIMSVILLE | 14 | RCR | 3 | 06-10 | 1,238 | $1,735,000 | $1,402 | $1,753 | Jan 2025 | Resale |
| SIMSVILLE | 14 | RCR | 3 | 06-10 | 1,238 | $1,800,000 | $1,454 | $1,818 | Dec 2024 | Resale |
| SIMSVILLE | 14 | RCR | 3 | 06-10 | 1,528 | $2,100,000 | $1,374 | $1,718 | Nov 2024 | Resale |
| SIMSVILLE | 14 | RCR | 2 | 16-20 | 980 | $1,388,000 | $1,417 | $1,771 | Oct 2024 | Resale |
| SIMSVILLE | 14 | RCR | 2 | 06-10 | 969 | $1,288,000 | $1,330 | $1,663 | Sep 2024 | Resale |
| SIMSVILLE | 14 | RCR | 3 | 06-10 | 1,249 | $1,750,000 | $1,402 | $1,753 | Aug 2024 | Resale |
| SIMSVILLE | 14 | RCR | 3 | 06-10 | 1,249 | $1,700,000 | $1,362 | $1,703 | Jul 2024 | Resale |
| SIMSVILLE | 14 | RCR | 2 | 01-05 | 980 | $1,275,000 | $1,302 | $1,628 | Jul 2024 | Resale |
| SIMSVILLE | 14 | RCR | 3 | 06-10 | 1,249 | $1,688,000 | $1,352 | $1,690 | Jun 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.