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 |
|---|---|---|---|---|---|---|---|---|---|---|
| THOMSON HILLS ESTATE | 20 | OCR | 5* | - | 2,033 | $4,280,000 | $2,105 | $2,105 | Mar 2026 | Resale |
| THOMSON HILLS ESTATE | 20 | OCR | 5* | - | 2,079 | $4,100,000 | $1,973 | $1,973 | Jan 2026 | Resale |
| THOMSON HILLS ESTATE | 20 | OCR | 5* | - | 4,407 | $7,000,000 | $1,588 | $1,588 | Dec 2025 | Resale |
| THOMSON HILLS ESTATE | 20 | OCR | 5* | - | 2,010 | $3,720,000 | $1,851 | $1,851 | Sep 2025 | Resale |
| THOMSON HILLS ESTATE | 20 | OCR | 5* | - | 2,193 | $4,900,000 | $2,235 | $2,235 | Jul 2025 | Resale |
| THOMSON HILLS ESTATE | 20 | OCR | 5* | - | 2,217 | $3,800,000 | $1,714 | $1,714 | Jun 2025 | Resale |
| THOMSON HILLS ESTATE | 20 | OCR | 5* | - | 2,203 | $4,000,000 | $1,815 | $1,815 | Jun 2025 | Resale |
| THOMSON HILLS ESTATE | 20 | OCR | 5* | - | 3,525 | $5,380,000 | $1,526 | $1,526 | Apr 2025 | Resale |
| THOMSON HILLS ESTATE | 20 | OCR | 5* | - | 2,220 | $6,000,000 | $2,703 | $2,703 | Mar 2025 | Resale |
| THOMSON HILLS ESTATE | 20 | OCR | 5* | - | 2,012 | $3,891,999 | $1,935 | $1,935 | Jan 2025 | Resale |
| THOMSON HILLS ESTATE | 20 | OCR | 5* | - | 2,024 | $3,960,000 | $1,957 | $1,957 | Jan 2025 | Resale |
| THOMSON HILLS ESTATE | 20 | OCR | 5* | - | 3,256 | $1,400,000 | $430 | $430 | Dec 2024 | Resale |
| THOMSON HILLS ESTATE | 20 | OCR | 5* | - | 2,212 | $3,950,000 | $1,786 | $1,786 | Dec 2024 | Resale |
| THOMSON HILLS ESTATE | 20 | OCR | 5* | - | 4,693 | $6,200,000 | $1,321 | $1,321 | Nov 2024 | Resale |
| THOMSON HILLS ESTATE | 20 | OCR | 5* | - | 4,125 | $6,950,000 | $1,685 | $1,685 | Nov 2024 | Resale |
| THOMSON HILLS ESTATE | 20 | OCR | 5* | - | 2,341 | $4,000,000 | $1,709 | $1,709 | Oct 2024 | Resale |
| THOMSON HILLS ESTATE | 20 | OCR | 5* | - | 3,986 | $6,350,000 | $1,593 | $1,593 | Oct 2024 | Resale |
| THOMSON HILLS ESTATE | 20 | OCR | 5* | 01-05 | 1,636 | $2,320,000 | $1,418 | $1,418 | Jul 2024 | Resale |
| THOMSON HILLS ESTATE | 20 | OCR | 5* | - | 3,364 | $5,000,000 | $1,486 | $1,486 | Jun 2024 | Resale |
| THOMSON HILLS ESTATE | 20 | OCR | 5* | - | 3,585 | $5,300,000 | $1,478 | $1,478 | May 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.