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 HILL @ONE-NORTH | 5 | RCR | 4 | 11-15 | 1,227 | $2,650,000 | $2,160 | $2,259 | Jan 2026 | New Sale |
| THE HILL @ONE-NORTH | 5 | RCR | 2 | 01-05 | 775 | $1,898,750 | $2,450 | $2,563 | Jan 2026 | New Sale |
| THE HILL @ONE-NORTH | 5 | RCR | 2 | 11-15 | 893 | $1,892,013 | $2,118 | $2,215 | Oct 2025 | New Sale |
| THE HILL @ONE-NORTH | 5 | RCR | 3 | 06-10 | 1,044 | $2,525,000 | $2,418 | $2,529 | Oct 2025 | New Sale |
| THE HILL @ONE-NORTH | 5 | RCR | 3 | 11-15 | 947 | $1,983,888 | $2,094 | $2,190 | Oct 2025 | New Sale |
| THE HILL @ONE-NORTH | 5 | RCR | 3 | 06-10 | 1,044 | $2,557,800 | $2,450 | $2,563 | Oct 2025 | New Sale |
| THE HILL @ONE-NORTH | 5 | RCR | 2 | 01-05 | 786 | $1,925,700 | $2,451 | $2,564 | Oct 2025 | New Sale |
| THE HILL @ONE-NORTH | 5 | RCR | 3 | 01-05 | 1,087 | $2,706,630 | $2,490 | $2,605 | Oct 2025 | New Sale |
| THE HILL @ONE-NORTH | 5 | RCR | 2 | 11-15 | 936 | $1,997,363 | $2,133 | $2,231 | Oct 2025 | New Sale |
| THE HILL @ONE-NORTH | 5 | RCR | 2 | 06-10 | 775 | $1,931,300 | $2,492 | $2,607 | Sep 2025 | New Sale |
| THE HILL @ONE-NORTH | 5 | RCR | 3 | 01-05 | 1,023 | $2,463,384 | $2,409 | $2,520 | Sep 2025 | New Sale |
| THE HILL @ONE-NORTH | 5 | RCR | 3 | 01-05 | 1,087 | $2,708,804 | $2,492 | $2,607 | Sep 2025 | New Sale |
| THE HILL @ONE-NORTH | 5 | RCR | 3 | 11-15 | 947 | $1,963,675 | $2,073 | $2,168 | Sep 2025 | New Sale |
| THE HILL @ONE-NORTH | 5 | RCR | 2 | 06-10 | 775 | $1,898,750 | $2,450 | $2,563 | Sep 2025 | New Sale |
| THE HILL @ONE-NORTH | 5 | RCR | 3 | 11-15 | 1,259 | $2,769,800 | $2,199 | $2,300 | Sep 2025 | New Sale |
| THE HILL @ONE-NORTH | 5 | RCR | 2 | 01-05 | 753 | $1,871,205 | $2,483 | $2,597 | Aug 2025 | New Sale |
| THE HILL @ONE-NORTH | 5 | RCR | 2 | 06-10 | 775 | $1,931,300 | $2,492 | $2,607 | Aug 2025 | New Sale |
| THE HILL @ONE-NORTH | 5 | RCR | 2 | 01-05 | 764 | $1,894,720 | $2,479 | $2,593 | Aug 2025 | New Sale |
| THE HILL @ONE-NORTH | 5 | RCR | 2 | 06-10 | 764 | $1,897,776 | $2,483 | $2,597 | Jul 2025 | New Sale |
| THE HILL @ONE-NORTH | 5 | RCR | 3 | 01-05 | 980 | $2,357,880 | $2,407 | $2,518 | Jul 2025 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.