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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SOPHIA HILLS | 9 | CCR | 2 | 01-05 | 700 | $1,470,000 | $2,101 | $2,372 | Apr 2026 | Resale |
| SOPHIA HILLS | 9 | CCR | 3 | 01-05 | 1,023 | $2,320,000 | $2,269 | $2,562 | Mar 2026 | Resale |
| SOPHIA HILLS | 9 | CCR | 2 | 01-05 | 710 | $1,480,000 | $2,083 | $2,352 | Feb 2026 | Resale |
| SOPHIA HILLS | 9 | CCR | 1 | 01-05 | 506 | $1,042,000 | $2,060 | $2,326 | Feb 2026 | Resale |
| SOPHIA HILLS | 9 | CCR | 2 | 01-05 | 710 | $1,498,000 | $2,109 | $2,381 | Feb 2026 | Resale |
| SOPHIA HILLS | 9 | CCR | 2 | 01-05 | 700 | $1,518,000 | $2,170 | $2,450 | Jan 2026 | Resale |
| SOPHIA HILLS | 9 | CCR | 1 | 01-05 | 506 | $1,050,000 | $2,075 | $2,343 | Jan 2026 | Resale |
| SOPHIA HILLS | 9 | CCR | 2 | 01-05 | 700 | $1,480,000 | $2,115 | $2,388 | Jan 2026 | Resale |
| SOPHIA HILLS | 9 | CCR | 2 | 01-05 | 700 | $1,600,000 | $2,287 | $2,582 | Jan 2026 | Resale |
| SOPHIA HILLS | 9 | CCR | 2 | 06-10 | 700 | $1,638,888 | $2,342 | $2,644 | Dec 2025 | Resale |
| SOPHIA HILLS | 9 | CCR | 1 | 01-05 | 570 | $1,080,000 | $1,893 | $2,137 | Dec 2025 | Resale |
| SOPHIA HILLS | 9 | CCR | 1 | 01-05 | 570 | $1,058,000 | $1,855 | $2,094 | Dec 2025 | Resale |
| SOPHIA HILLS | 9 | CCR | 2 | 01-05 | 710 | $1,500,000 | $2,111 | $2,383 | Nov 2025 | Resale |
| SOPHIA HILLS | 9 | CCR | 2 | 01-05 | 700 | $1,580,000 | $2,258 | $2,549 | Nov 2025 | Resale |
| SOPHIA HILLS | 9 | CCR | 1 | 01-05 | 560 | $1,080,000 | $1,930 | $2,179 | Oct 2025 | Resale |
| SOPHIA HILLS | 9 | CCR | 2 | 01-05 | 710 | $1,528,000 | $2,151 | $2,428 | Oct 2025 | Resale |
| SOPHIA HILLS | 9 | CCR | 2 | 01-05 | 700 | $1,473,800 | $2,106 | $2,378 | Oct 2025 | Resale |
| SOPHIA HILLS | 9 | CCR | 1 | 01-05 | 560 | $1,135,000 | $2,028 | $2,290 | Oct 2025 | Resale |
| SOPHIA HILLS | 9 | CCR | 1 | 01-05 | 570 | $1,168,000 | $2,047 | $2,311 | Sep 2025 | Resale |
| SOPHIA HILLS | 9 | CCR | 2 | 01-05 | 721 | $1,550,000 | $2,149 | $2,426 | Sep 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.