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 |
|---|---|---|---|---|---|---|---|---|---|---|
| STARVILLE | 14 | OCR | 3 | 06-10 | 1,216 | $1,688,000 | $1,388 | $1,388 | Sep 2025 | Resale |
| STARVILLE | 14 | OCR | 3 | 01-05 | 1,238 | $1,738,880 | $1,405 | $1,405 | Aug 2025 | Resale |
| STARVILLE | 14 | OCR | 3* | 06-10 | 936 | $1,400,000 | $1,495 | $1,495 | Jun 2025 | Resale |
| STARVILLE | 14 | OCR | 3 | 01-05 | 1,216 | $1,668,000 | $1,371 | $1,371 | Apr 2025 | Resale |
| STARVILLE | 14 | OCR | 3 | 01-05 | 1,238 | $1,820,000 | $1,470 | $1,470 | Mar 2025 | Resale |
| STARVILLE | 14 | OCR | 3 | 06-10 | 1,238 | $1,678,000 | $1,356 | $1,356 | Feb 2025 | Resale |
| STARVILLE | 14 | OCR | 3 | 06-10 | 1,216 | $1,620,000 | $1,332 | $1,332 | Feb 2025 | Resale |
| STARVILLE | 14 | OCR | 4* | 01-05 | 1,302 | $1,728,000 | $1,327 | $1,327 | Jan 2025 | Resale |
| STARVILLE | 14 | OCR | 3 | 06-10 | 1,216 | $1,670,000 | $1,373 | $1,373 | Jan 2025 | Resale |
| STARVILLE | 14 | OCR | 3 | 01-05 | 1,216 | $1,688,000 | $1,388 | $1,388 | Nov 2024 | Resale |
| STARVILLE | 14 | OCR | 3 | 01-05 | 1,238 | $1,630,000 | $1,317 | $1,317 | Oct 2024 | Resale |
| STARVILLE | 14 | OCR | 3 | 01-05 | 1,238 | $1,721,000 | $1,390 | $1,390 | Sep 2024 | Resale |
| STARVILLE | 14 | OCR | 2* | 11-15 | 603 | $908,000 | $1,506 | $1,506 | Jun 2024 | Resale |
| STARVILLE | 14 | OCR | 3* | 01-05 | 936 | $1,210,000 | $1,292 | $1,292 | Feb 2024 | Resale |
| STARVILLE | 14 | OCR | 3 | 01-05 | 1,539 | $2,180,000 | $1,416 | $1,416 | Jan 2024 | Resale |
| STARVILLE | 14 | OCR | 3* | 11-15 | 1,076 | $1,310,000 | $1,217 | $1,217 | Jul 2023 | Resale |
| STARVILLE | 14 | OCR | 3 | 06-10 | 1,270 | $1,900,888 | $1,497 | $1,497 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.