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 VERVE | 12 | RCR | 1 | 01-05 | 441 | $710,000 | $1,609 | $1,609 | Feb 2026 | Resale |
| THE VERVE | 12 | RCR | 1 | 01-05 | 614 | $888,000 | $1,447 | $1,447 | Dec 2025 | Resale |
| THE VERVE | 12 | RCR | 1 | 11-15 | 441 | $760,000 | $1,722 | $1,722 | Aug 2025 | Resale |
| THE VERVE | 12 | RCR | 1 | 06-10 | 818 | $1,290,000 | $1,577 | $1,577 | Jun 2025 | Resale |
| THE VERVE | 12 | RCR | 3* | 16-20 | 1,012 | $1,260,000 | $1,245 | $1,245 | Mar 2025 | Resale |
| THE VERVE | 12 | RCR | 2 | 01-05 | 797 | $1,160,000 | $1,456 | $1,456 | Apr 2024 | Resale |
| THE VERVE | 12 | RCR | 1 | 01-05 | 441 | $733,000 | $1,661 | $1,661 | Mar 2024 | Resale |
| THE VERVE | 12 | RCR | 1 | 01-05 | 441 | $730,000 | $1,654 | $1,654 | Mar 2024 | Resale |
| THE VERVE | 12 | RCR | 1 | 06-10 | 624 | $865,000 | $1,386 | $1,386 | Mar 2024 | Resale |
| THE VERVE | 12 | RCR | 1 | 01-05 | 818 | $1,090,000 | $1,332 | $1,332 | Nov 2023 | Resale |
| THE VERVE | 12 | RCR | 4* | 16-20 | 1,313 | $1,450,000 | $1,104 | $1,104 | Oct 2023 | Resale |
| THE VERVE | 12 | RCR | 1 | 01-05 | 614 | $820,000 | $1,337 | $1,337 | Sep 2023 | Resale |
| THE VERVE | 12 | RCR | 1 | 06-10 | 818 | $1,075,000 | $1,314 | $1,314 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.