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 |
|---|---|---|---|---|---|---|---|---|---|---|
| VAN HOLLAND | 10 | CCR | 2 | 01-05 | 1,001 | $2,686,163 | $2,683 | $2,683 | Jun 2023 | New Sale |
| VAN HOLLAND | 10 | CCR | 2 | 01-05 | 775 | $1,952,400 | $2,519 | $2,519 | Jun 2023 | New Sale |
| VAN HOLLAND | 10 | CCR | 2 | 01-05 | 689 | $1,854,800 | $2,692 | $2,692 | Jun 2023 | New Sale |
| VAN HOLLAND | 10 | CCR | 1 | 01-05 | 495 | $1,360,100 | $2,747 | $2,747 | Jun 2023 | New Sale |
| VAN HOLLAND | 10 | CCR | 2 | 01-05 | 657 | $1,961,618 | $2,988 | $2,988 | Jun 2023 | New Sale |
| VAN HOLLAND | 10 | CCR | 2 | 01-05 | 710 | $1,987,000 | $2,797 | $2,797 | Jun 2023 | New Sale |
| VAN HOLLAND | 10 | CCR | 2 | 01-05 | 775 | $1,939,000 | $2,502 | $2,502 | Jun 2023 | New Sale |
| VAN HOLLAND | 10 | CCR | 2 | 01-05 | 775 | $2,065,500 | $2,665 | $2,665 | Jun 2023 | New Sale |
| VAN HOLLAND | 10 | CCR | 1 | 01-05 | 495 | $1,517,190 | $3,064 | $3,064 | Jun 2023 | New Sale |
| VAN HOLLAND | 10 | CCR | 2 | 01-05 | 710 | $1,979,800 | $2,787 | $2,787 | Jun 2023 | New Sale |
| VAN HOLLAND | 10 | CCR | 2 | 01-05 | 710 | $1,965,500 | $2,767 | $2,767 | Jun 2023 | New Sale |
| VAN HOLLAND | 10 | CCR | 2 | 01-05 | 775 | $1,945,700 | $2,511 | $2,511 | Jun 2023 | New Sale |
| VAN HOLLAND | 10 | CCR | 2 | 01-05 | 775 | $1,925,500 | $2,485 | $2,485 | Jun 2023 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.