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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SOUTHAVEN I | 21 | OCR | 3 | 06-10 | 1,313 | $1,650,000 | $1,256 | — | Jan 2026 | Resale |
| SOUTHAVEN I | 21 | OCR | 3 | 01-05 | 1,528 | $1,915,000 | $1,253 | — | Aug 2025 | Resale |
| SOUTHAVEN I | 21 | OCR | 3 | 06-10 | 1,539 | $1,900,000 | $1,234 | — | Jul 2025 | Resale |
| SOUTHAVEN I | 21 | OCR | 4* | 01-05 | 1,335 | $1,700,000 | $1,274 | — | Apr 2025 | Resale |
| SOUTHAVEN I | 21 | OCR | 3 | 06-10 | 1,528 | $2,100,000 | $1,374 | — | Feb 2025 | Resale |
| SOUTHAVEN I | 21 | OCR | 4* | 01-05 | 1,335 | $1,841,800 | $1,380 | — | Oct 2024 | Resale |
| SOUTHAVEN I | 21 | OCR | 3 | 01-05 | 1,862 | $2,500,000 | $1,343 | — | Feb 2024 | Resale |
| SOUTHAVEN I | 21 | OCR | 4* | 06-10 | 1,324 | $1,640,000 | $1,239 | — | Dec 2023 | Resale |
| SOUTHAVEN I | 21 | OCR | 1 | 01-05 | 980 | $1,350,000 | $1,378 | — | Sep 2023 | Resale |
| SOUTHAVEN I | 21 | OCR | 3 | 06-10 | 1,539 | $1,950,000 | $1,267 | — | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.