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 FLORAVALE | 22 | OCR | 3 | 11-15 | 1,335 | $1,481,888 | $1,110 | $1,359 | Mar 2026 | Resale |
| THE FLORAVALE | 22 | OCR | 3 | 01-05 | 1,324 | $1,408,888 | $1,064 | $1,302 | Jan 2026 | Resale |
| THE FLORAVALE | 22 | OCR | 3 | 01-05 | 1,259 | $1,396,800 | $1,109 | $1,357 | Nov 2025 | Resale |
| THE FLORAVALE | 22 | OCR | 3 | 01-05 | 1,238 | $1,383,000 | $1,117 | $1,367 | Oct 2025 | Resale |
| THE FLORAVALE | 22 | OCR | 3 | 06-10 | 1,238 | $1,388,888 | $1,122 | $1,373 | Oct 2025 | Resale |
| THE FLORAVALE | 22 | OCR | 3 | 01-05 | 1,238 | $1,375,000 | $1,111 | $1,360 | Sep 2025 | Resale |
| THE FLORAVALE | 22 | OCR | 3 | 01-05 | 1,313 | $1,380,000 | $1,051 | $1,286 | Aug 2025 | Resale |
| THE FLORAVALE | 22 | OCR | 3 | 06-10 | 1,410 | $1,523,000 | $1,080 | $1,322 | Jul 2025 | Resale |
| THE FLORAVALE | 22 | OCR | 3 | 01-05 | 1,324 | $1,400,000 | $1,057 | $1,294 | Jun 2025 | Resale |
| THE FLORAVALE | 22 | OCR | 3 | 06-10 | 1,249 | $1,375,000 | $1,101 | $1,348 | Jun 2025 | Resale |
| THE FLORAVALE | 22 | OCR | 3 | 11-15 | 1,238 | $1,388,000 | $1,121 | $1,372 | Jun 2025 | Resale |
| THE FLORAVALE | 22 | OCR | 3 | 11-15 | 1,324 | $1,465,888 | $1,107 | $1,355 | May 2025 | Resale |
| THE FLORAVALE | 22 | OCR | 3 | 11-15 | 1,238 | $1,340,000 | $1,083 | $1,326 | Apr 2025 | Resale |
| THE FLORAVALE | 22 | OCR | 3 | 06-10 | 1,249 | $1,388,000 | $1,112 | $1,361 | Apr 2025 | Resale |
| THE FLORAVALE | 22 | OCR | 3 | 06-10 | 1,227 | $1,398,888 | $1,140 | $1,395 | Mar 2025 | Resale |
| THE FLORAVALE | 22 | OCR | 3 | 11-15 | 1,216 | $1,320,000 | $1,085 | $1,328 | Feb 2025 | Resale |
| THE FLORAVALE | 22 | OCR | 3 | 01-05 | 1,367 | $1,330,000 | $973 | $1,191 | Jan 2025 | Resale |
| THE FLORAVALE | 22 | OCR | 3 | 06-10 | 1,410 | $1,508,888 | $1,070 | $1,310 | Jan 2025 | Resale |
| THE FLORAVALE | 22 | OCR | 3 | 06-10 | 1,324 | $1,450,000 | $1,095 | $1,340 | Dec 2024 | Resale |
| THE FLORAVALE | 22 | OCR | 3 | 06-10 | 1,410 | $1,460,000 | $1,035 | $1,267 | Dec 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.