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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SPACE @ KOVAN | 19 | OCR | 1 | 01-05 | 420 | $740,000 | $1,763 | $1,763 | Mar 2026 | Resale |
| SPACE @ KOVAN | 19 | OCR | 2 | 01-05 | 635 | $1,070,000 | $1,685 | $1,685 | Sep 2025 | Resale |
| SPACE @ KOVAN | 19 | OCR | 1 | 01-05 | 431 | $708,000 | $1,644 | $1,644 | Sep 2025 | Resale |
| SPACE @ KOVAN | 19 | OCR | 1 | 01-05 | 431 | $725,000 | $1,684 | $1,684 | Jul 2025 | Resale |
| SPACE @ KOVAN | 19 | OCR | 2 | 01-05 | 635 | $920,000 | $1,449 | $1,449 | Apr 2025 | Resale |
| SPACE @ KOVAN | 19 | OCR | 1 | 01-05 | 420 | $720,000 | $1,715 | $1,715 | Feb 2025 | Resale |
| SPACE @ KOVAN | 19 | OCR | 2 | 01-05 | 624 | $915,000 | $1,466 | $1,466 | Nov 2024 | Resale |
| SPACE @ KOVAN | 19 | OCR | 2 | 01-05 | 1,087 | $1,400,000 | $1,288 | $1,288 | Nov 2024 | Resale |
| SPACE @ KOVAN | 19 | OCR | 1 | 01-05 | 420 | $700,000 | $1,667 | $1,667 | Oct 2024 | Resale |
| SPACE @ KOVAN | 19 | OCR | 2 | 01-05 | 614 | $888,000 | $1,447 | $1,447 | Sep 2024 | Resale |
| SPACE @ KOVAN | 19 | OCR | 1 | 01-05 | 420 | $690,000 | $1,644 | $1,644 | May 2024 | Resale |
| SPACE @ KOVAN | 19 | OCR | 2 | 01-05 | 840 | $1,118,888 | $1,333 | $1,333 | May 2024 | Resale |
| SPACE @ KOVAN | 19 | OCR | 2 | 01-05 | 775 | $1,065,000 | $1,374 | $1,374 | Oct 2023 | Resale |
| SPACE @ KOVAN | 19 | OCR | 2 | 01-05 | 635 | $890,000 | $1,401 | $1,401 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.