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 |
|---|---|---|---|---|---|---|---|---|---|---|
| TIERRA VUE | 15 | OCR | 4 | 01-05 | 2,056 | $3,758,000 | $1,828 | $1,828 | Jan 2026 | Resale |
| TIERRA VUE | 15 | OCR | 4 | 01-05 | 1,916 | $3,630,000 | $1,895 | $1,895 | Aug 2025 | Resale |
| TIERRA VUE | 15 | OCR | 4 | 01-05 | 1,916 | $3,500,000 | $1,827 | $1,827 | Aug 2025 | Resale |
| TIERRA VUE | 15 | OCR | 3 | 01-05 | 1,259 | $2,905,888 | $2,307 | $2,307 | Jun 2025 | Resale |
| TIERRA VUE | 15 | OCR | 3 | 01-05 | 1,227 | $2,700,000 | $2,200 | $2,200 | Feb 2025 | Resale |
| TIERRA VUE | 15 | OCR | 4 | 01-05 | 2,260 | $4,000,000 | $1,770 | $1,770 | Jan 2025 | Resale |
| TIERRA VUE | 15 | OCR | 3 | 01-05 | 1,270 | $2,700,000 | $2,126 | $2,126 | Jun 2024 | Resale |
| TIERRA VUE | 15 | OCR | 3 | 01-05 | 1,550 | $2,750,000 | $1,774 | $1,774 | May 2024 | Resale |
| TIERRA VUE | 15 | OCR | 4 | 01-05 | 1,916 | $3,450,000 | $1,801 | $1,801 | Mar 2024 | Resale |
| TIERRA VUE | 15 | OCR | 3 | 01-05 | 1,227 | $2,300,000 | $1,874 | $1,874 | Mar 2024 | Resale |
| TIERRA VUE | 15 | OCR | 3 | 01-05 | 1,582 | $2,780,000 | $1,757 | $1,757 | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.