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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| V ON SHENTON | 1 | CCR | 1 | 16-20 | 743 | $1,350,000 | $1,818 | — | Jun 2026 | Resale |
| V ON SHENTON | 1 | CCR | 2 | 31-35 | 1,033 | $1,890,000 | $1,829 | — | May 2026 | Resale |
| V ON SHENTON | 1 | CCR | 2 | 21-25 | 947 | $1,700,000 | $1,795 | — | Apr 2026 | Resale |
| V ON SHENTON | 1 | CCR | 1 | 41-45 | 506 | $990,000 | $1,957 | — | Apr 2026 | Resale |
| V ON SHENTON | 1 | CCR | 1 | 31-35 | 689 | $1,240,000 | $1,800 | — | Mar 2026 | Resale |
| V ON SHENTON | 1 | CCR | 2 | 26-30 | 947 | $1,850,000 | $1,953 | — | Feb 2026 | Resale |
| V ON SHENTON | 1 | CCR | 1 | 21-25 | 743 | $1,400,000 | $1,885 | — | Jan 2026 | Resale |
| V ON SHENTON | 1 | CCR | 1 | 21-25 | 441 | $900,000 | $2,039 | — | Jan 2026 | Resale |
| V ON SHENTON | 1 | CCR | 1 | 11-15 | 474 | $950,000 | $2,006 | — | Dec 2025 | Resale |
| V ON SHENTON | 1 | CCR | 1 | 31-35 | 452 | $930,000 | $2,057 | — | Dec 2025 | Resale |
| V ON SHENTON | 1 | CCR | 2 | 16-20 | 1,055 | $1,983,000 | $1,880 | — | Dec 2025 | Resale |
| V ON SHENTON | 1 | CCR | 2 | 16-20 | 1,033 | $1,850,000 | $1,790 | — | Dec 2025 | Resale |
| V ON SHENTON | 1 | CCR | 2 | 11-15 | 1,098 | $1,950,000 | $1,776 | — | Nov 2025 | Resale |
| V ON SHENTON | 1 | CCR | 2 | 11-15 | 1,055 | $2,018,000 | $1,913 | — | Oct 2025 | Resale |
| V ON SHENTON | 1 | CCR | 1 | 26-30 | 474 | $965,000 | $2,038 | — | Oct 2025 | Resale |
| V ON SHENTON | 1 | CCR | 1 | 46-50 | 474 | $980,000 | $2,069 | — | Oct 2025 | Resale |
| V ON SHENTON | 1 | CCR | 2 | 16-20 | 1,098 | $2,020,000 | $1,840 | — | Sep 2025 | Resale |
| V ON SHENTON | 1 | CCR | 1 | 46-50 | 452 | $980,000 | $2,168 | — | Sep 2025 | Resale |
| V ON SHENTON | 1 | CCR | 3 | 41-45 | 1,518 | $2,850,000 | $1,878 | — | Sep 2025 | Resale |
| V ON SHENTON | 1 | CCR | 1 | 21-25 | 484 | $1,065,000 | $2,199 | — | Aug 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.