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 VALES | 19 | OCR | 3 | 11-15 | 1,270 | $2,225,000 | $1,752 | $1,971 | May 2026 | Resale |
| THE VALES | 19 | OCR | 3 | 01-05 | 1,033 | $1,738,888 | $1,683 | $1,893 | May 2026 | Resale |
| THE VALES | 19 | OCR | 3 | 06-10 | 904 | $1,366,888 | $1,512 | $1,701 | May 2026 | Resale |
| THE VALES | 19 | OCR | 3 | 06-10 | 1,033 | $1,760,000 | $1,703 | $1,916 | Apr 2026 | Resale |
| THE VALES | 19 | OCR | 3 | 01-05 | 764 | $1,230,000 | $1,609 | $1,810 | Apr 2026 | Resale |
| THE VALES | 19 | OCR | 3 | 11-15 | 1,033 | $1,800,000 | $1,742 | $1,959 | Apr 2026 | Resale |
| THE VALES | 19 | OCR | 3 | 01-05 | 904 | $1,290,000 | $1,427 | $1,605 | Apr 2026 | Resale |
| THE VALES | 19 | OCR | 3 | 06-10 | 764 | $1,240,000 | $1,623 | $1,826 | Apr 2026 | Resale |
| THE VALES | 19 | OCR | 3 | 01-05 | 915 | $1,388,888 | $1,518 | $1,708 | Mar 2026 | Resale |
| THE VALES | 19 | OCR | 3 | 01-05 | 915 | $1,405,888 | $1,537 | $1,729 | Mar 2026 | Resale |
| THE VALES | 19 | OCR | 3 | 06-10 | 915 | $1,525,000 | $1,667 | $1,875 | Mar 2026 | Resale |
| THE VALES | 19 | OCR | 3 | 11-15 | 764 | $1,250,000 | $1,636 | $1,840 | Feb 2026 | Resale |
| THE VALES | 19 | OCR | 3 | 11-15 | 904 | $1,392,000 | $1,540 | $1,732 | Feb 2026 | Resale |
| THE VALES | 19 | OCR | 3 | 01-05 | 764 | $1,173,800 | $1,536 | $1,728 | Feb 2026 | Resale |
| THE VALES | 19 | OCR | 3 | 06-10 | 1,410 | $2,380,000 | $1,688 | $1,899 | Jan 2026 | Resale |
| THE VALES | 19 | OCR | 3 | 01-05 | 915 | $1,450,000 | $1,585 | $1,783 | Dec 2025 | Resale |
| THE VALES | 19 | OCR | 3 | 01-05 | 1,033 | $1,750,000 | $1,694 | $1,905 | Dec 2025 | Resale |
| THE VALES | 19 | OCR | 3 | 06-10 | 1,033 | $1,725,000 | $1,669 | $1,877 | Dec 2025 | Resale |
| THE VALES | 19 | OCR | 3 | 01-05 | 1,668 | $2,280,000 | $1,367 | $1,538 | Dec 2025 | Resale |
| THE VALES | 19 | OCR | 3 | 11-15 | 764 | $1,245,000 | $1,629 | $1,832 | Dec 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.