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 |
|---|---|---|---|---|---|---|---|---|---|---|
| VACANZA @ EAST | 14 | OCR | 3 | 06-10 | 1,033 | $1,718,000 | $1,663 | $1,663 | Apr 2026 | Resale |
| VACANZA @ EAST | 14 | OCR | 1 | 06-10 | 484 | $740,000 | $1,528 | $1,528 | Mar 2026 | Resale |
| VACANZA @ EAST | 14 | OCR | 3 | 06-10 | 1,023 | $1,760,000 | $1,721 | $1,721 | Feb 2026 | Resale |
| VACANZA @ EAST | 14 | OCR | 2 | 01-05 | 1,001 | $1,630,000 | $1,628 | $1,628 | Feb 2026 | Resale |
| VACANZA @ EAST | 14 | OCR | 3 | 01-05 | 1,012 | $1,680,000 | $1,660 | $1,660 | Feb 2026 | Resale |
| VACANZA @ EAST | 14 | OCR | 3 | 11-15 | 1,938 | $2,880,000 | $1,486 | $1,486 | Jan 2026 | Resale |
| VACANZA @ EAST | 14 | OCR | 2 | 01-05 | 732 | $1,160,000 | $1,585 | $1,585 | Oct 2025 | Resale |
| VACANZA @ EAST | 14 | OCR | 2 | 01-05 | 732 | $1,060,000 | $1,448 | $1,448 | Sep 2025 | Resale |
| VACANZA @ EAST | 14 | OCR | 1 | 01-05 | 484 | $748,888 | $1,546 | $1,546 | Aug 2025 | Resale |
| VACANZA @ EAST | 14 | OCR | 1 | 11-15 | 484 | $750,000 | $1,548 | $1,548 | Jul 2025 | Resale |
| VACANZA @ EAST | 14 | OCR | 3 | 01-05 | 1,033 | $1,650,000 | $1,597 | $1,597 | Jun 2025 | Resale |
| VACANZA @ EAST | 14 | OCR | 4 | 01-05 | 1,259 | $2,030,000 | $1,612 | $1,612 | Apr 2025 | Resale |
| VACANZA @ EAST | 14 | OCR | 2 | 11-15 | 807 | $1,218,000 | $1,509 | $1,509 | Apr 2025 | Resale |
| VACANZA @ EAST | 14 | OCR | 1 | 06-10 | 484 | $728,000 | $1,503 | $1,503 | Mar 2025 | Resale |
| VACANZA @ EAST | 14 | OCR | 2 | 06-10 | 840 | $1,388,000 | $1,653 | $1,653 | Mar 2025 | Resale |
| VACANZA @ EAST | 14 | OCR | 2 | 01-05 | 807 | $1,280,000 | $1,586 | $1,586 | Mar 2025 | Resale |
| VACANZA @ EAST | 14 | OCR | 3 | 06-10 | 1,023 | $1,600,000 | $1,565 | $1,565 | Mar 2025 | Resale |
| VACANZA @ EAST | 14 | OCR | 1 | 06-10 | 484 | $740,000 | $1,528 | $1,528 | Mar 2025 | Resale |
| VACANZA @ EAST | 14 | OCR | 2 | 01-05 | 883 | $1,215,000 | $1,377 | $1,377 | Feb 2025 | Resale |
| VACANZA @ EAST | 14 | OCR | 3 | 01-05 | 1,023 | $1,560,000 | $1,526 | $1,526 | Feb 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.