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 |
|---|---|---|---|---|---|---|---|---|---|---|
| THE BENTLY RESIDENCES@KOVAN | 19 | OCR | 5* | 01-05 | 2,153 | $2,780,000 | $1,291 | $1,291 | Apr 2026 | Resale |
| THE BENTLY RESIDENCES@KOVAN | 19 | OCR | 3* | 01-05 | 1,130 | $1,860,000 | $1,646 | $1,646 | May 2025 | Resale |
| THE BENTLY RESIDENCES@KOVAN | 19 | OCR | 2* | 01-05 | 635 | $1,080,000 | $1,701 | $1,701 | Feb 2025 | Resale |
| THE BENTLY RESIDENCES@KOVAN | 19 | OCR | 1* | 01-05 | 592 | $1,010,000 | $1,706 | $1,706 | Nov 2024 | Resale |
| THE BENTLY RESIDENCES@KOVAN | 19 | OCR | 1* | 01-05 | 592 | $1,030,000 | $1,740 | $1,740 | Sep 2024 | Resale |
| THE BENTLY RESIDENCES@KOVAN | 19 | OCR | 3* | 01-05 | 1,130 | $1,785,000 | $1,579 | $1,579 | Jul 2024 | Resale |
| THE BENTLY RESIDENCES@KOVAN | 19 | OCR | 3* | 01-05 | 1,023 | $1,638,000 | $1,602 | $1,602 | Mar 2024 | Resale |
| THE BENTLY RESIDENCES@KOVAN | 19 | OCR | 1* | 01-05 | 592 | $980,000 | $1,655 | $1,655 | Dec 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.