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 |
|---|---|---|---|---|---|---|---|---|---|---|
| TWIN VEW | 5 | OCR | 2 | 31-35 | 818 | $1,586,800 | $1,940 | $2,159 | Apr 2026 | Resale |
| TWIN VEW | 5 | OCR | 2 | 21-25 | 710 | $1,385,000 | $1,950 | $2,170 | Apr 2026 | Resale |
| TWIN VEW | 5 | OCR | 4 | 36-40 | 1,238 | $2,538,000 | $2,050 | $2,281 | Mar 2026 | Resale |
| TWIN VEW | 5 | OCR | 2 | 21-25 | 743 | $1,390,000 | $1,872 | $2,083 | Mar 2026 | Resale |
| TWIN VEW | 5 | OCR | 3 | 06-10 | 904 | $1,720,000 | $1,902 | $2,116 | Feb 2026 | Resale |
| TWIN VEW | 5 | OCR | 3 | 31-35 | 1,141 | $2,255,000 | $1,976 | $2,199 | Feb 2026 | Resale |
| TWIN VEW | 5 | OCR | 1 | 11-15 | 484 | $830,000 | $1,714 | $1,907 | Feb 2026 | Resale |
| TWIN VEW | 5 | OCR | 2 | 11-15 | 818 | $1,500,000 | $1,834 | $2,041 | Jan 2026 | Resale |
| TWIN VEW | 5 | OCR | 4 | 21-25 | 1,378 | $2,590,888 | $1,880 | $2,092 | Dec 2025 | Resale |
| TWIN VEW | 5 | OCR | 4 | 16-20 | 1,518 | $2,930,000 | $1,931 | $2,149 | Nov 2025 | Resale |
| TWIN VEW | 5 | OCR | 3 | 01-05 | 1,055 | $1,970,000 | $1,868 | $2,079 | Nov 2025 | Resale |
| TWIN VEW | 5 | OCR | 1 | 26-30 | 484 | $823,000 | $1,699 | $1,891 | Nov 2025 | Resale |
| TWIN VEW | 5 | OCR | 2 | 01-05 | 818 | $1,433,333 | $1,752 | $1,949 | Nov 2025 | Resale |
| TWIN VEW | 5 | OCR | 3 | 16-20 | 1,066 | $2,140,000 | $2,008 | $2,234 | Nov 2025 | Resale |
| TWIN VEW | 5 | OCR | 2 | 26-30 | 732 | $1,410,000 | $1,926 | $2,143 | Oct 2025 | Resale |
| TWIN VEW | 5 | OCR | 3 | 06-10 | 1,055 | $1,990,000 | $1,887 | $2,100 | Oct 2025 | Resale |
| TWIN VEW | 5 | OCR | 3 | 11-15 | 1,066 | $2,125,000 | $1,994 | $2,219 | Sep 2025 | Resale |
| TWIN VEW | 5 | OCR | 2 | 06-10 | 818 | $1,470,888 | $1,798 | $2,001 | Sep 2025 | Resale |
| TWIN VEW | 5 | OCR | 3 | 26-30 | 1,141 | $2,225,000 | $1,950 | $2,170 | Sep 2025 | Resale |
| TWIN VEW | 5 | OCR | 4 | 06-10 | 1,249 | $2,380,000 | $1,906 | $2,121 | Aug 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.