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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SPANISH VILLAGE | 10 | CCR | 5* | 01-05 | 1,668 | $3,638,888 | $2,181 | — | May 2026 | Resale |
| SPANISH VILLAGE | 10 | CCR | 4* | 01-05 | 1,593 | $3,500,000 | $2,197 | — | Feb 2026 | Resale |
| SPANISH VILLAGE | 10 | CCR | 4* | 01-05 | 1,539 | $3,150,000 | $2,046 | — | Jan 2026 | Resale |
| SPANISH VILLAGE | 10 | CCR | 5* | 01-05 | 1,701 | $3,700,000 | $2,176 | — | Sep 2025 | Resale |
| SPANISH VILLAGE | 10 | CCR | 3* | 01-05 | 1,163 | $2,300,000 | $1,978 | — | May 2025 | Resale |
| SPANISH VILLAGE | 10 | CCR | 2* | 01-05 | 775 | $1,550,000 | $2,000 | — | May 2025 | Resale |
| SPANISH VILLAGE | 10 | CCR | 5* | 01-05 | 1,615 | $3,260,000 | $2,019 | — | Feb 2025 | Resale |
| SPANISH VILLAGE | 10 | CCR | 2* | 01-05 | 786 | $1,680,000 | $2,138 | — | Jan 2025 | Resale |
| SPANISH VILLAGE | 10 | CCR | 5* | 01-05 | 1,615 | $3,228,800 | $2,000 | — | Jul 2024 | Resale |
| SPANISH VILLAGE | 10 | CCR | 3* | 01-05 | 1,249 | $2,460,000 | $1,970 | — | May 2024 | Resale |
| SPANISH VILLAGE | 10 | CCR | 3* | 01-05 | 1,163 | $2,600,000 | $2,237 | — | Apr 2024 | Resale |
| SPANISH VILLAGE | 10 | CCR | 5* | 01-05 | 2,056 | $4,200,000 | $2,043 | — | Apr 2024 | Resale |
| SPANISH VILLAGE | 10 | CCR | 3* | 01-05 | 1,109 | $2,638,000 | $2,379 | — | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.