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 VIRIDIAN | 12 | RCR | 2 | 11-15 | 893 | $1,510,000 | $1,690 | $1,690 | Oct 2025 | Resale |
| THE VIRIDIAN | 12 | RCR | 2 | 16-20 | 893 | $1,550,000 | $1,735 | $1,735 | Jul 2025 | Resale |
| THE VIRIDIAN | 12 | RCR | 2 | 06-10 | 893 | $1,468,000 | $1,643 | $1,643 | Jun 2025 | Resale |
| THE VIRIDIAN | 12 | RCR | 1 | 06-10 | 527 | $928,000 | $1,759 | $1,759 | Mar 2025 | Resale |
| THE VIRIDIAN | 12 | RCR | 1 | 16-20 | 527 | $888,000 | $1,684 | $1,684 | Nov 2024 | Resale |
| THE VIRIDIAN | 12 | RCR | 1 | 06-10 | 506 | $850,000 | $1,680 | $1,680 | Nov 2024 | Resale |
| THE VIRIDIAN | 12 | RCR | 2 | 06-10 | 893 | $1,435,000 | $1,606 | $1,606 | Aug 2024 | Resale |
| THE VIRIDIAN | 12 | RCR | 1 | 11-15 | 527 | $885,000 | $1,678 | $1,678 | Aug 2024 | Resale |
| THE VIRIDIAN | 12 | RCR | 1 | 11-15 | 527 | $928,000 | $1,759 | $1,759 | Jul 2024 | Resale |
| THE VIRIDIAN | 12 | RCR | 1 | 11-15 | 506 | $910,000 | $1,799 | $1,799 | Mar 2024 | Resale |
| THE VIRIDIAN | 12 | RCR | 1 | 06-10 | 506 | $850,000 | $1,680 | $1,680 | Dec 2023 | Resale |
| THE VIRIDIAN | 12 | RCR | 1 | 16-20 | 883 | $1,320,000 | $1,496 | $1,496 | Oct 2023 | Resale |
| THE VIRIDIAN | 12 | RCR | 1 | 16-20 | 883 | $1,370,000 | $1,552 | $1,552 | Sep 2023 | Resale |
| THE VIRIDIAN | 12 | RCR | 1 | 11-15 | 506 | $848,000 | $1,676 | $1,676 | Jul 2023 | Resale |
| THE VIRIDIAN | 12 | RCR | 1 | 16-20 | 527 | $920,000 | $1,744 | $1,744 | Jul 2023 | Resale |
| THE VIRIDIAN | 12 | RCR | 1 | 16-20 | 883 | $1,300,000 | $1,473 | $1,473 | Jul 2023 | Resale |
| THE VIRIDIAN | 12 | RCR | 1 | 11-15 | 506 | $835,800 | $1,652 | $1,652 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.