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 HILLSIDE | 21 | OCR | 4* | 01-05 | 1,302 | $2,300,000 | $1,766 | $1,766 | Dec 2025 | Resale |
| THE HILLSIDE | 21 | OCR | 2 | 01-05 | 1,044 | $1,780,000 | $1,705 | $1,705 | Dec 2025 | Resale |
| THE HILLSIDE | 21 | OCR | 3 | 06-10 | 1,518 | $2,630,000 | $1,733 | $1,733 | Nov 2025 | Resale |
| THE HILLSIDE | 21 | OCR | 3 | 06-10 | 1,356 | $2,380,000 | $1,755 | $1,755 | Sep 2025 | Resale |
| THE HILLSIDE | 21 | OCR | 3 | 06-10 | 1,776 | $3,030,000 | $1,706 | $1,706 | Jun 2025 | Resale |
| THE HILLSIDE | 21 | OCR | 3 | 01-05 | 1,313 | $2,200,000 | $1,675 | $1,675 | May 2025 | Resale |
| THE HILLSIDE | 21 | OCR | 3 | 01-05 | 1,776 | $2,950,000 | $1,661 | $1,661 | Apr 2025 | Resale |
| THE HILLSIDE | 21 | OCR | 4* | 01-05 | 1,572 | $2,358,000 | $1,500 | $1,500 | Apr 2025 | Resale |
| THE HILLSIDE | 21 | OCR | 3 | 01-05 | 1,313 | $2,100,800 | $1,600 | $1,600 | Nov 2024 | Resale |
| THE HILLSIDE | 21 | OCR | 4* | 01-05 | 1,302 | $2,050,000 | $1,574 | $1,574 | Oct 2024 | Resale |
| THE HILLSIDE | 21 | OCR | 4* | 06-10 | 1,302 | $1,980,000 | $1,520 | $1,520 | Jul 2024 | Resale |
| THE HILLSIDE | 21 | OCR | 2 | 06-10 | 1,044 | $1,850,000 | $1,772 | $1,772 | Jul 2024 | Resale |
| THE HILLSIDE | 21 | OCR | 4* | 06-10 | 1,582 | $2,700,000 | $1,706 | $1,706 | Apr 2024 | Resale |
| THE HILLSIDE | 21 | OCR | 4* | 01-05 | 1,302 | $1,980,000 | $1,520 | $1,520 | Apr 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.