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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SUNRISE VILLA | 28 | OCR | 5* | - | 3,229 | $4,550,000 | $1,409 | $1,409 | Mar 2026 | Resale |
| SUNRISE VILLA | 28 | OCR | 5* | - | 1,641 | $4,600,000 | $2,802 | $2,802 | Jan 2026 | Resale |
| SUNRISE VILLA | 28 | OCR | 5* | - | 1,717 | $3,600,000 | $2,097 | $2,097 | Dec 2025 | Resale |
| SUNRISE VILLA | 28 | OCR | 5* | - | 1,641 | $4,030,000 | $2,455 | $2,455 | Oct 2025 | Resale |
| SUNRISE VILLA | 28 | OCR | 5* | - | 1,717 | $3,750,000 | $2,184 | $2,184 | Oct 2025 | Resale |
| SUNRISE VILLA | 28 | OCR | 5* | - | 2,763 | $4,350,000 | $1,574 | $1,574 | Oct 2025 | Resale |
| SUNRISE VILLA | 28 | OCR | 5* | - | 1,886 | $4,200,000 | $2,227 | $2,227 | Mar 2025 | Resale |
| SUNRISE VILLA | 28 | OCR | 5* | - | 1,886 | $3,800,000 | $2,015 | $2,015 | Feb 2025 | Resale |
| SUNRISE VILLA | 28 | OCR | 5* | - | 1,641 | $3,380,000 | $2,059 | $2,059 | Jan 2025 | Resale |
| SUNRISE VILLA | 28 | OCR | 5* | - | 1,674 | $4,300,000 | $2,569 | $2,569 | Jan 2025 | Resale |
| SUNRISE VILLA | 28 | OCR | 5* | - | 1,713 | $3,750,000 | $2,190 | $2,190 | Dec 2024 | Resale |
| SUNRISE VILLA | 28 | OCR | 5* | - | 1,904 | $3,400,000 | $1,786 | $1,786 | Dec 2024 | Resale |
| SUNRISE VILLA | 28 | OCR | 5* | - | 1,641 | $3,038,000 | $1,851 | $1,851 | Jun 2024 | Resale |
| SUNRISE VILLA | 28 | OCR | 5* | - | 1,713 | $3,328,000 | $1,943 | $1,943 | Jun 2024 | Resale |
| SUNRISE VILLA | 28 | OCR | 5* | - | 1,713 | $3,350,000 | $1,956 | $1,956 | Apr 2024 | Resale |
| SUNRISE VILLA | 28 | OCR | 5* | - | 3,498 | $4,350,000 | $1,243 | $1,243 | Aug 2023 | Resale |
| SUNRISE VILLA | 28 | OCR | 5* | - | 1,674 | $3,488,000 | $2,084 | $2,084 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.