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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| VERDANA VILLAS | 19 | OCR | 5* | - | 4,327 | $4,350,000 | $1,005 | $1,005 | Dec 2025 | Resale |
| VERDANA VILLAS | 19 | OCR | 5* | - | 4,445 | $4,300,000 | $967 | $967 | Oct 2025 | Resale |
| VERDANA VILLAS | 19 | OCR | 5* | - | 4,327 | $4,228,000 | $977 | $977 | Sep 2025 | Resale |
| VERDANA VILLAS | 19 | OCR | 5* | - | 4,424 | $4,300,000 | $972 | $972 | Sep 2025 | Resale |
| VERDANA VILLAS | 19 | OCR | 5* | - | 4,327 | $4,080,000 | $943 | $943 | May 2025 | Resale |
| VERDANA VILLAS | 19 | OCR | 5* | - | 4,370 | $4,100,000 | $938 | $938 | Apr 2025 | Resale |
| VERDANA VILLAS | 19 | OCR | 5* | - | 4,424 | $4,100,000 | $927 | $927 | Jan 2025 | Resale |
| VERDANA VILLAS | 19 | OCR | 5* | - | 4,402 | $3,818,888 | $867 | $867 | Jan 2025 | Resale |
| VERDANA VILLAS | 19 | OCR | 5* | - | 4,359 | $3,680,000 | $844 | $844 | May 2024 | Resale |
| VERDANA VILLAS | 19 | OCR | 5* | - | 4,628 | $3,900,000 | $843 | $843 | May 2024 | Resale |
| VERDANA VILLAS | 19 | OCR | 5* | - | 4,747 | $3,700,000 | $779 | $779 | Dec 2023 | Resale |
| VERDANA VILLAS | 19 | OCR | 5* | - | 4,833 | $3,950,000 | $817 | $817 | Aug 2023 | Resale |
| VERDANA VILLAS | 19 | OCR | 5* | - | 4,359 | $3,350,000 | $768 | $768 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.