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 |
|---|---|---|---|---|---|---|---|---|---|---|
| TERESA VILLE | 4 | RCR | 4* | 16-20 | 1,356 | $2,650,000 | $1,954 | $1,954 | Jan 2026 | Resale |
| TERESA VILLE | 4 | RCR | 4* | 01-05 | 1,356 | $2,368,000 | $1,746 | $1,746 | Dec 2025 | Resale |
| TERESA VILLE | 4 | RCR | 5* | 01-05 | 1,927 | $3,170,000 | $1,645 | $1,645 | Oct 2025 | Resale |
| TERESA VILLE | 4 | RCR | 5* | 11-15 | 1,981 | $3,188,888 | $1,610 | $1,610 | May 2025 | Resale |
| TERESA VILLE | 4 | RCR | 4* | 06-10 | 1,356 | $2,500,000 | $1,843 | $1,843 | Apr 2025 | Resale |
| TERESA VILLE | 4 | RCR | 5* | 21-25 | 2,723 | $4,100,000 | $1,506 | $1,506 | Mar 2025 | Resale |
| TERESA VILLE | 4 | RCR | 5* | 01-05 | 1,927 | $2,900,000 | $1,505 | $1,505 | Mar 2025 | Resale |
| TERESA VILLE | 4 | RCR | 4* | 11-15 | 1,356 | $2,500,000 | $1,843 | $1,843 | Feb 2025 | Resale |
| TERESA VILLE | 4 | RCR | 5* | 01-05 | 1,981 | $2,900,000 | $1,464 | $1,464 | Nov 2024 | Resale |
| TERESA VILLE | 4 | RCR | 5* | 16-20 | 1,959 | $3,256,000 | $1,662 | $1,662 | Sep 2024 | Resale |
| TERESA VILLE | 4 | RCR | 4* | 06-10 | 1,356 | $2,400,000 | $1,770 | $1,770 | Aug 2024 | Resale |
| TERESA VILLE | 4 | RCR | 5* | 16-20 | 1,927 | $2,850,000 | $1,479 | $1,479 | Aug 2024 | Resale |
| TERESA VILLE | 4 | RCR | 5* | 01-05 | 1,981 | $3,170,000 | $1,601 | $1,601 | Jul 2024 | Resale |
| TERESA VILLE | 4 | RCR | 4* | 11-15 | 1,356 | $2,450,000 | $1,806 | $1,806 | May 2024 | Resale |
| TERESA VILLE | 4 | RCR | 5* | 01-05 | 1,959 | $3,000,000 | $1,531 | $1,531 | Feb 2024 | Resale |
| TERESA VILLE | 4 | RCR | 5* | 11-15 | 1,959 | $3,100,000 | $1,582 | $1,582 | Jan 2024 | Resale |
| TERESA VILLE | 4 | RCR | 4* | 11-15 | 1,356 | $2,300,000 | $1,696 | $1,696 | Jan 2024 | Resale |
| TERESA VILLE | 4 | RCR | 5* | 16-20 | 1,981 | $3,150,000 | $1,590 | $1,590 | Aug 2023 | Resale |
| TERESA VILLE | 4 | RCR | 4* | 16-20 | 1,356 | $2,420,000 | $1,784 | $1,784 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.