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 JOVELL | 17 | OCR | 3 | 01-05 | 904 | $1,330,000 | $1,471 | $1,633 | Mar 2026 | Resale |
| THE JOVELL | 17 | OCR | 2 | 01-05 | 678 | $910,000 | $1,342 | $1,490 | Feb 2026 | Resale |
| THE JOVELL | 17 | OCR | 2 | 01-05 | 646 | $950,000 | $1,471 | $1,633 | Feb 2026 | Resale |
| THE JOVELL | 17 | OCR | 3 | 01-05 | 1,033 | $1,575,000 | $1,524 | $1,692 | Feb 2026 | Resale |
| THE JOVELL | 17 | OCR | 2 | 01-05 | 721 | $1,060,000 | $1,470 | $1,632 | Jan 2026 | Resale |
| THE JOVELL | 17 | OCR | 2 | 06-10 | 678 | $950,000 | $1,401 | $1,556 | Dec 2025 | Resale |
| THE JOVELL | 17 | OCR | 2 | 01-05 | 721 | $1,100,000 | $1,525 | $1,693 | Nov 2025 | Resale |
| THE JOVELL | 17 | OCR | 2 | 06-10 | 646 | $910,000 | $1,409 | $1,565 | Nov 2025 | Resale |
| THE JOVELL | 17 | OCR | 1 | 01-05 | 527 | $715,000 | $1,356 | $1,506 | Nov 2025 | Resale |
| THE JOVELL | 17 | OCR | 4 | 01-05 | 1,270 | $1,840,000 | $1,449 | $1,609 | Sep 2025 | Resale |
| THE JOVELL | 17 | OCR | 1 | 01-05 | 527 | $788,000 | $1,494 | $1,659 | Sep 2025 | Resale |
| THE JOVELL | 17 | OCR | 2 | 01-05 | 667 | $900,000 | $1,349 | $1,498 | Sep 2025 | Resale |
| THE JOVELL | 17 | OCR | 3 | 01-05 | 904 | $1,330,000 | $1,471 | $1,633 | Sep 2025 | Resale |
| THE JOVELL | 17 | OCR | 2 | 06-10 | 667 | $950,000 | $1,424 | $1,581 | Aug 2025 | Resale |
| THE JOVELL | 17 | OCR | 2 | 01-05 | 721 | $1,050,000 | $1,456 | $1,617 | Aug 2025 | Resale |
| THE JOVELL | 17 | OCR | 2 | 01-05 | 721 | $1,050,000 | $1,456 | $1,617 | Jul 2025 | Resale |
| THE JOVELL | 17 | OCR | 3 | 01-05 | 1,033 | $1,520,000 | $1,471 | $1,633 | Jul 2025 | Resale |
| THE JOVELL | 17 | OCR | 1 | 01-05 | 452 | $705,000 | $1,559 | $1,731 | Jun 2025 | Resale |
| THE JOVELL | 17 | OCR | 3 | 01-05 | 904 | $1,300,000 | $1,438 | $1,597 | May 2025 | Resale |
| THE JOVELL | 17 | OCR | 1 | 01-05 | 527 | $812,000 | $1,540 | $1,710 | May 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.