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 NAVIAN | 14 | OCR | 3 | 01-05 | 893 | $1,568,000 | $1,755 | $1,755 | Apr 2026 | Resale |
| THE NAVIAN | 14 | OCR | 3 | 01-05 | 926 | $1,645,000 | $1,777 | $1,777 | Jan 2026 | Resale |
| THE NAVIAN | 14 | OCR | 2 | 01-05 | 657 | $1,200,000 | $1,828 | $1,828 | Jan 2026 | Resale |
| THE NAVIAN | 14 | OCR | 3 | 01-05 | 926 | $1,628,888 | $1,760 | $1,760 | May 2025 | Resale |
| THE NAVIAN | 14 | OCR | 2 | 01-05 | 657 | $1,088,888 | $1,658 | $1,658 | Aug 2024 | Resale |
| THE NAVIAN | 14 | OCR | 3 | 01-05 | 904 | $1,530,000 | $1,692 | $1,692 | Jan 2024 | Resale |
| THE NAVIAN | 14 | OCR | 2 | 01-05 | 667 | $1,248,000 | $1,870 | $1,870 | Jan 2024 | Resale |
| THE NAVIAN | 14 | OCR | 2 | 01-05 | 646 | $1,170,000 | $1,812 | $1,812 | Nov 2023 | Resale |
| THE NAVIAN | 14 | OCR | 2 | 01-05 | 646 | $1,120,000 | $1,734 | $1,734 | Oct 2023 | Resale |
| THE NAVIAN | 14 | OCR | 3 | 01-05 | 904 | $1,538,000 | $1,701 | $1,701 | Oct 2023 | Resale |
| THE NAVIAN | 14 | OCR | 2 | 01-05 | 657 | $1,175,000 | $1,790 | $1,790 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.