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 |
|---|---|---|---|---|---|---|---|---|---|---|
| STARS OF KOVAN | 19 | OCR | 1 | 11-15 | 506 | $945,888 | $1,870 | $2,096 | May 2026 | Resale |
| STARS OF KOVAN | 19 | OCR | 1 | 06-10 | 506 | $928,000 | $1,834 | $2,056 | May 2026 | Resale |
| STARS OF KOVAN | 19 | OCR | 2 | 11-15 | 743 | $1,486,000 | $2,001 | $2,243 | May 2026 | Resale |
| STARS OF KOVAN | 19 | OCR | 3 | 16-20 | 980 | $2,000,000 | $2,042 | $2,289 | Mar 2026 | Resale |
| STARS OF KOVAN | 19 | OCR | 2 | 11-15 | 743 | $1,450,000 | $1,952 | $2,188 | Mar 2026 | Resale |
| STARS OF KOVAN | 19 | OCR | 1 | 16-20 | 506 | $975,000 | $1,927 | $2,160 | Mar 2026 | Resale |
| STARS OF KOVAN | 19 | OCR | 2 | 11-15 | 743 | $1,448,000 | $1,950 | $2,186 | Mar 2026 | Resale |
| STARS OF KOVAN | 19 | OCR | 2 | 06-10 | 732 | $1,420,000 | $1,940 | $2,174 | Feb 2026 | Resale |
| STARS OF KOVAN | 19 | OCR | 2 | 01-05 | 743 | $1,420,000 | $1,912 | $2,143 | Jan 2026 | Resale |
| STARS OF KOVAN | 19 | OCR | 3 | 01-05 | 1,001 | $1,838,000 | $1,836 | $2,058 | Jan 2026 | Resale |
| STARS OF KOVAN | 19 | OCR | 1 | 06-10 | 506 | $928,000 | $1,834 | $2,056 | Dec 2025 | Resale |
| STARS OF KOVAN | 19 | OCR | 2 | 11-15 | 732 | $1,460,000 | $1,995 | $2,236 | Dec 2025 | Resale |
| STARS OF KOVAN | 19 | OCR | 2 | 11-15 | 732 | $1,460,000 | $1,995 | $2,236 | Oct 2025 | Resale |
| STARS OF KOVAN | 19 | OCR | 2 | 01-05 | 743 | $1,398,800 | $1,883 | $2,110 | Sep 2025 | Resale |
| STARS OF KOVAN | 19 | OCR | 2 | 11-15 | 743 | $1,450,000 | $1,952 | $2,188 | Sep 2025 | Resale |
| STARS OF KOVAN | 19 | OCR | 3 | 11-15 | 958 | $1,880,000 | $1,962 | $2,199 | Jul 2025 | Resale |
| STARS OF KOVAN | 19 | OCR | 3 | 06-10 | 947 | $1,880,000 | $1,985 | $2,225 | Jul 2025 | Resale |
| STARS OF KOVAN | 19 | OCR | 2 | 16-20 | 797 | $1,510,000 | $1,896 | $2,125 | Jun 2025 | Resale |
| STARS OF KOVAN | 19 | OCR | 1 | 01-05 | 506 | $835,000 | $1,651 | $1,850 | Jun 2025 | Resale |
| STARS OF KOVAN | 19 | OCR | 3 | 06-10 | 958 | $1,850,000 | $1,931 | $2,164 | Jun 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.