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 |
|---|---|---|---|---|---|---|---|---|---|---|
| URBAN VISTA | 16 | OCR | 1 | 01-05 | 441 | $725,000 | $1,643 | $1,862 | May 2026 | Resale |
| URBAN VISTA | 16 | OCR | 1 | 06-10 | 441 | $722,000 | $1,636 | $1,854 | Apr 2026 | Resale |
| URBAN VISTA | 16 | OCR | 2 | 01-05 | 657 | $938,888 | $1,430 | $1,620 | Apr 2026 | Resale |
| URBAN VISTA | 16 | OCR | 1 | 06-10 | 441 | $725,000 | $1,643 | $1,862 | Apr 2026 | Resale |
| URBAN VISTA | 16 | OCR | 2 | 01-05 | 807 | $1,086,000 | $1,345 | $1,524 | Mar 2026 | Resale |
| URBAN VISTA | 16 | OCR | 3 | 06-10 | 797 | $1,280,000 | $1,607 | $1,821 | Mar 2026 | Resale |
| URBAN VISTA | 16 | OCR | 2 | 11-15 | 592 | $880,000 | $1,486 | $1,684 | Feb 2026 | Resale |
| URBAN VISTA | 16 | OCR | 2 | 11-15 | 624 | $1,025,000 | $1,642 | $1,861 | Feb 2026 | Resale |
| URBAN VISTA | 16 | OCR | 2 | 01-05 | 678 | $1,095,000 | $1,615 | $1,830 | Feb 2026 | Resale |
| URBAN VISTA | 16 | OCR | 1 | 11-15 | 441 | $728,000 | $1,650 | $1,870 | Feb 2026 | Resale |
| URBAN VISTA | 16 | OCR | 3 | 11-15 | 1,453 | $2,000,000 | $1,376 | $1,559 | Jan 2026 | Resale |
| URBAN VISTA | 16 | OCR | 3 | 01-05 | 893 | $1,550,000 | $1,735 | $1,966 | Jan 2026 | Resale |
| URBAN VISTA | 16 | OCR | 1 | 11-15 | 829 | $1,150,000 | $1,388 | $1,573 | Jan 2026 | Resale |
| URBAN VISTA | 16 | OCR | 2 | 01-05 | 549 | $905,000 | $1,649 | $1,868 | Dec 2025 | Resale |
| URBAN VISTA | 16 | OCR | 1 | 06-10 | 441 | $735,000 | $1,665 | $1,887 | Dec 2025 | Resale |
| URBAN VISTA | 16 | OCR | 2 | 11-15 | 1,012 | $1,300,000 | $1,285 | $1,456 | Dec 2025 | Resale |
| URBAN VISTA | 16 | OCR | 3 | 01-05 | 797 | $1,170,000 | $1,469 | $1,664 | Nov 2025 | Resale |
| URBAN VISTA | 16 | OCR | 1 | 06-10 | 441 | $735,000 | $1,665 | $1,887 | Nov 2025 | Resale |
| URBAN VISTA | 16 | OCR | 2 | 06-10 | 560 | $932,000 | $1,665 | $1,887 | Nov 2025 | Resale |
| URBAN VISTA | 16 | OCR | 1 | 11-15 | 861 | $980,000 | $1,138 | $1,289 | Nov 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.