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 |
|---|---|---|---|---|---|---|---|---|---|---|
| VALLEY PARK | 10 | CCR | 3 | 11-15 | 1,701 | $4,150,000 | $2,440 | $2,568 | May 2026 | Resale |
| VALLEY PARK | 10 | CCR | 3 | 16-20 | 1,808 | $4,648,000 | $2,570 | $2,705 | May 2026 | Resale |
| VALLEY PARK | 10 | CCR | 2 | 01-05 | 1,173 | $2,680,000 | $2,284 | $2,404 | May 2026 | Resale |
| VALLEY PARK | 10 | CCR | 3 | 01-05 | 1,550 | $3,450,000 | $2,226 | $2,343 | Apr 2026 | Resale |
| VALLEY PARK | 10 | CCR | 2 | 11-15 | 1,216 | $2,400,000 | $1,973 | $2,077 | Apr 2026 | Resale |
| VALLEY PARK | 10 | CCR | 3 | 16-20 | 1,701 | $3,850,000 | $2,264 | $2,383 | Apr 2026 | Resale |
| VALLEY PARK | 10 | CCR | 2 | 01-05 | 1,109 | $2,328,888 | $2,101 | $2,212 | Apr 2026 | Resale |
| VALLEY PARK | 10 | CCR | 2 | 06-10 | 1,216 | $2,500,000 | $2,055 | $2,163 | Mar 2026 | Resale |
| VALLEY PARK | 10 | CCR | 2 | 06-10 | 1,356 | $3,210,000 | $2,367 | $2,492 | Feb 2026 | Resale |
| VALLEY PARK | 10 | CCR | 1 | 01-05 | 797 | $1,648,888 | $2,070 | $2,179 | Feb 2026 | Resale |
| VALLEY PARK | 10 | CCR | 2 | 11-15 | 1,216 | $2,740,000 | $2,253 | $2,372 | Dec 2025 | Resale |
| VALLEY PARK | 10 | CCR | 2 | 11-15 | 1,216 | $2,700,000 | $2,220 | $2,337 | Dec 2025 | Resale |
| VALLEY PARK | 10 | CCR | 2 | 06-10 | 1,216 | $2,800,000 | $2,302 | $2,423 | Dec 2025 | Resale |
| VALLEY PARK | 10 | CCR | 2 | 01-05 | 1,109 | $2,500,000 | $2,255 | $2,374 | Nov 2025 | Resale |
| VALLEY PARK | 10 | CCR | 2 | 01-05 | 1,249 | $2,795,000 | $2,238 | $2,356 | Nov 2025 | Resale |
| VALLEY PARK | 10 | CCR | 2 | 01-05 | 1,109 | $2,600,000 | $2,345 | $2,468 | Nov 2025 | Resale |
| VALLEY PARK | 10 | CCR | 3 | 01-05 | 1,550 | $3,400,000 | $2,194 | $2,309 | Nov 2025 | Resale |
| VALLEY PARK | 10 | CCR | 2 | 16-20 | 1,216 | $2,668,000 | $2,194 | $2,309 | Sep 2025 | Resale |
| VALLEY PARK | 10 | CCR | 3 | 06-10 | 1,701 | $3,720,000 | $2,187 | $2,302 | Sep 2025 | Resale |
| VALLEY PARK | 10 | CCR | 3 | 01-05 | 1,722 | $3,650,000 | $2,119 | $2,231 | Aug 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.