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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SINGA HILLS | 14 | OCR | 3 | 01-05 | 807 | $1,438,000 | $1,781 | $1,781 | Jan 2026 | Resale |
| SINGA HILLS | 14 | OCR | 1 | 01-05 | 463 | $808,000 | $1,746 | $1,746 | Nov 2025 | Resale |
| SINGA HILLS | 14 | OCR | 3 | 01-05 | 1,163 | $1,738,000 | $1,495 | $1,495 | Jun 2025 | Resale |
| SINGA HILLS | 14 | OCR | 2 | 01-05 | 667 | $1,150,000 | $1,723 | $1,723 | Apr 2025 | Resale |
| SINGA HILLS | 14 | OCR | 3 | 01-05 | 829 | $1,480,000 | $1,786 | $1,786 | Jun 2024 | Resale |
| SINGA HILLS | 14 | OCR | 3 | 01-05 | 775 | $1,290,000 | $1,665 | $1,665 | Jun 2024 | Resale |
| SINGA HILLS | 14 | OCR | 3 | 01-05 | 1,163 | $1,600,000 | $1,376 | $1,376 | Nov 2023 | Resale |
| SINGA HILLS | 14 | OCR | 2 | 01-05 | 657 | $980,000 | $1,493 | $1,493 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.