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 VISIONAIRE | 27 | OCR | 3 | 01-05 | 1,023 | $1,500,000 | $1,467 | $1,644 | Mar 2026 | Resale |
| THE VISIONAIRE | 27 | OCR | 3 | 01-05 | 980 | $1,380,000 | $1,409 | $1,579 | Mar 2026 | Resale |
| THE VISIONAIRE | 27 | OCR | 3 | 06-10 | 872 | $1,358,000 | $1,558 | $1,746 | Mar 2026 | Resale |
| THE VISIONAIRE | 27 | OCR | 4 | 06-10 | 1,141 | $1,865,000 | $1,635 | $1,832 | Feb 2026 | Resale |
| THE VISIONAIRE | 27 | OCR | 3 | 06-10 | 1,023 | $1,535,000 | $1,501 | $1,682 | Feb 2026 | Resale |
| THE VISIONAIRE | 27 | OCR | 4 | 06-10 | 1,141 | $1,815,000 | $1,591 | $1,783 | Feb 2026 | Resale |
| THE VISIONAIRE | 27 | OCR | 3 | 01-05 | 872 | $1,300,000 | $1,491 | $1,671 | Feb 2026 | Resale |
| THE VISIONAIRE | 27 | OCR | 4 | 06-10 | 1,345 | $2,018,000 | $1,500 | $1,681 | Feb 2026 | Resale |
| THE VISIONAIRE | 27 | OCR | 3 | 06-10 | 1,119 | $1,700,000 | $1,519 | $1,702 | Jan 2026 | Resale |
| THE VISIONAIRE | 27 | OCR | 3 | 06-10 | 1,023 | $1,560,000 | $1,526 | $1,710 | Jan 2026 | Resale |
| THE VISIONAIRE | 27 | OCR | 4 | 01-05 | 1,141 | $1,755,000 | $1,538 | $1,724 | Jan 2026 | Resale |
| THE VISIONAIRE | 27 | OCR | 3 | 06-10 | 990 | $1,380,000 | $1,394 | $1,562 | Jan 2026 | Resale |
| THE VISIONAIRE | 27 | OCR | 3 | 06-10 | 980 | $1,515,000 | $1,547 | $1,734 | Jan 2026 | Resale |
| THE VISIONAIRE | 27 | OCR | 3 | 06-10 | 980 | $1,497,771 | $1,529 | $1,714 | Dec 2025 | Resale |
| THE VISIONAIRE | 27 | OCR | 3 | 01-05 | 1,109 | $1,528,888 | $1,379 | $1,546 | Dec 2025 | Resale |
| THE VISIONAIRE | 27 | OCR | 3 | 01-05 | 980 | $1,428,888 | $1,459 | $1,635 | Nov 2025 | Resale |
| THE VISIONAIRE | 27 | OCR | 3 | 06-10 | 980 | $1,450,000 | $1,480 | $1,659 | Nov 2025 | Resale |
| THE VISIONAIRE | 27 | OCR | 3 | 01-05 | 1,023 | $1,505,000 | $1,472 | $1,650 | Oct 2025 | Resale |
| THE VISIONAIRE | 27 | OCR | 3 | 01-05 | 980 | $1,420,000 | $1,450 | $1,625 | Oct 2025 | Resale |
| THE VISIONAIRE | 27 | OCR | 3 | 01-05 | 980 | $1,410,000 | $1,439 | $1,613 | Oct 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.