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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SOUTHAVEN II | 21 | OCR | 3 | 01-05 | 1,313 | $2,200,000 | $1,675 | $1,763 | Mar 2026 | Resale |
| SOUTHAVEN II | 21 | OCR | 3 | 06-10 | 1,539 | $2,680,000 | $1,741 | $1,833 | Nov 2025 | Resale |
| SOUTHAVEN II | 21 | OCR | 2 | 06-10 | 1,119 | $1,890,000 | $1,688 | $1,777 | Nov 2025 | Resale |
| SOUTHAVEN II | 21 | OCR | 3 | 01-05 | 1,442 | $2,400,000 | $1,664 | $1,752 | Nov 2025 | Resale |
| SOUTHAVEN II | 21 | OCR | 2 | 01-05 | 1,421 | $2,200,000 | $1,548 | $1,629 | Oct 2025 | Resale |
| SOUTHAVEN II | 21 | OCR | 5* | 06-10 | 3,068 | $3,050,000 | $994 | $1,046 | Sep 2025 | Resale |
| SOUTHAVEN II | 21 | OCR | 3 | 01-05 | 1,539 | $2,550,000 | $1,657 | $1,744 | Sep 2025 | Resale |
| SOUTHAVEN II | 21 | OCR | 3 | 06-10 | 1,539 | $2,750,000 | $1,787 | $1,881 | Sep 2025 | Resale |
| SOUTHAVEN II | 21 | OCR | 2 | 01-05 | 958 | $1,618,000 | $1,689 | $1,778 | Sep 2025 | Resale |
| SOUTHAVEN II | 21 | OCR | 1 | 06-10 | 5,468 | $5,380,000 | $984 | $1,036 | Sep 2025 | Resale |
| SOUTHAVEN II | 21 | OCR | 3 | 01-05 | 1,722 | $2,500,000 | $1,452 | $1,528 | Aug 2025 | Resale |
| SOUTHAVEN II | 21 | OCR | 2 | 06-10 | 1,055 | $1,742,860 | $1,652 | $1,739 | Jul 2025 | Resale |
| SOUTHAVEN II | 21 | OCR | 3 | 01-05 | 1,496 | $2,428,000 | $1,623 | $1,708 | Jun 2025 | Resale |
| SOUTHAVEN II | 21 | OCR | 5* | 01-05 | 1,894 | $3,100,000 | $1,636 | $1,722 | Apr 2025 | Resale |
| SOUTHAVEN II | 21 | OCR | 4 | 06-10 | 2,400 | $3,320,000 | $1,383 | $1,456 | Dec 2024 | Resale |
| SOUTHAVEN II | 21 | OCR | 5* | 06-10 | 3,068 | $3,000,000 | $978 | $1,029 | Dec 2024 | Resale |
| SOUTHAVEN II | 21 | OCR | 3* | 01-05 | 1,044 | $1,650,000 | $1,580 | $1,663 | Dec 2024 | Resale |
| SOUTHAVEN II | 21 | OCR | 3 | 01-05 | 1,302 | $2,300,000 | $1,766 | $1,859 | Dec 2024 | Resale |
| SOUTHAVEN II | 21 | OCR | 3 | 01-05 | 1,507 | $2,550,000 | $1,692 | $1,781 | Oct 2024 | Resale |
| SOUTHAVEN II | 21 | OCR | 3 | 06-10 | 1,313 | $2,300,000 | $1,751 | $1,843 | Sep 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.