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 |
|---|---|---|---|---|---|---|---|---|---|---|
| VA RESIDENCES | 12 | RCR | 2 | 06-10 | 624 | $980,000 | $1,570 | $1,570 | Apr 2026 | Resale |
| VA RESIDENCES | 12 | RCR | 1 | 11-15 | 506 | $830,000 | $1,641 | $1,641 | Nov 2025 | Resale |
| VA RESIDENCES | 12 | RCR | 2 | 06-10 | 624 | $960,000 | $1,538 | $1,538 | Apr 2025 | Resale |
| VA RESIDENCES | 12 | RCR | 2* | 01-05 | 840 | $1,460,000 | $1,739 | $1,739 | Mar 2024 | Resale |
| VA RESIDENCES | 12 | RCR | 2 | 11-15 | 624 | $976,888 | $1,565 | $1,565 | Feb 2024 | Resale |
| VA RESIDENCES | 12 | RCR | 1 | 06-10 | 517 | $845,000 | $1,635 | $1,635 | Oct 2023 | Resale |
| VA RESIDENCES | 12 | RCR | 2 | 06-10 | 624 | $918,000 | $1,470 | $1,470 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.