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 |
|---|---|---|---|---|---|---|---|---|---|---|
| VARSITY PARK CONDOMINIUM | 5 | OCR | 3 | 01-05 | 1,313 | $2,130,000 | $1,622 | $1,908 | Mar 2026 | Resale |
| VARSITY PARK CONDOMINIUM | 5 | OCR | 4 | 01-05 | 1,528 | $2,408,000 | $1,575 | $1,852 | Mar 2026 | Resale |
| VARSITY PARK CONDOMINIUM | 5 | OCR | 3 | 01-05 | 1,636 | $2,415,000 | $1,476 | $1,736 | Mar 2026 | Resale |
| VARSITY PARK CONDOMINIUM | 5 | OCR | 3 | 01-05 | 1,302 | $2,120,000 | $1,628 | $1,915 | Jan 2026 | Resale |
| VARSITY PARK CONDOMINIUM | 5 | OCR | 3 | 01-05 | 1,604 | $2,400,000 | $1,496 | $1,759 | Jan 2026 | Resale |
| VARSITY PARK CONDOMINIUM | 5 | OCR | 3 | 01-05 | 1,636 | $2,460,000 | $1,504 | $1,769 | Jan 2026 | Resale |
| VARSITY PARK CONDOMINIUM | 5 | OCR | 3 | 01-05 | 1,313 | $2,130,000 | $1,622 | $1,908 | Nov 2025 | Resale |
| VARSITY PARK CONDOMINIUM | 5 | OCR | 3 | 01-05 | 1,292 | $2,080,000 | $1,610 | $1,894 | Oct 2025 | Resale |
| VARSITY PARK CONDOMINIUM | 5 | OCR | 3 | 01-05 | 1,496 | $2,450,000 | $1,638 | $1,926 | Oct 2025 | Resale |
| VARSITY PARK CONDOMINIUM | 5 | OCR | 4 | 01-05 | 2,228 | $3,180,000 | $1,427 | $1,678 | Sep 2025 | Resale |
| VARSITY PARK CONDOMINIUM | 5 | OCR | 3 | 01-05 | 1,615 | $2,460,000 | $1,524 | $1,792 | Aug 2025 | Resale |
| VARSITY PARK CONDOMINIUM | 5 | OCR | 3 | 01-05 | 1,302 | $2,108,888 | $1,619 | $1,904 | Aug 2025 | Resale |
| VARSITY PARK CONDOMINIUM | 5 | OCR | 3 | 01-05 | 1,399 | $2,300,000 | $1,644 | $1,934 | Aug 2025 | Resale |
| VARSITY PARK CONDOMINIUM | 5 | OCR | 2 | 01-05 | 1,066 | $1,680,000 | $1,577 | $1,855 | Jul 2025 | Resale |
| VARSITY PARK CONDOMINIUM | 5 | OCR | 3 | 01-05 | 1,432 | $2,260,000 | $1,579 | $1,857 | Jun 2025 | Resale |
| VARSITY PARK CONDOMINIUM | 5 | OCR | 3 | 01-05 | 2,153 | $3,068,888 | $1,426 | $1,677 | May 2025 | Resale |
| VARSITY PARK CONDOMINIUM | 5 | OCR | 2 | 01-05 | 1,012 | $1,630,000 | $1,611 | $1,895 | May 2025 | Resale |
| VARSITY PARK CONDOMINIUM | 5 | OCR | 3 | 01-05 | 2,271 | $3,120,000 | $1,374 | $1,616 | Apr 2025 | Resale |
| VARSITY PARK CONDOMINIUM | 5 | OCR | 3 | 01-05 | 1,345 | $2,310,000 | $1,717 | $2,019 | Mar 2025 | Resale |
| VARSITY PARK CONDOMINIUM | 5 | OCR | 3 | 01-05 | 1,464 | $2,320,000 | $1,585 | $1,864 | Mar 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.