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 |
|---|---|---|---|---|---|---|---|---|---|---|
| VERSILIA ON HAIG | 15 | RCR | 2 | 06-10 | 1,023 | $2,158,000 | $2,110 | $2,110 | Oct 2025 | Resale |
| VERSILIA ON HAIG | 15 | RCR | 3 | 06-10 | 1,313 | $2,730,000 | $2,079 | $2,079 | Sep 2025 | Resale |
| VERSILIA ON HAIG | 15 | RCR | 2 | 11-15 | 1,023 | $2,000,000 | $1,956 | $1,956 | Aug 2025 | Resale |
| VERSILIA ON HAIG | 15 | RCR | 3 | 01-05 | 1,313 | $2,610,000 | $1,988 | $1,988 | Feb 2025 | Resale |
| VERSILIA ON HAIG | 15 | RCR | 3 | 11-15 | 1,130 | $2,180,000 | $1,929 | $1,929 | Dec 2024 | Resale |
| VERSILIA ON HAIG | 15 | RCR | 4 | 16-20 | 2,217 | $3,400,000 | $1,533 | $1,533 | Apr 2024 | Resale |
| VERSILIA ON HAIG | 15 | RCR | 3 | 16-20 | 1,130 | $2,180,000 | $1,929 | $1,929 | Apr 2024 | Resale |
| VERSILIA ON HAIG | 15 | RCR | 2 | 16-20 | 1,023 | $1,900,000 | $1,858 | $1,858 | Jan 2024 | Resale |
| VERSILIA ON HAIG | 15 | RCR | 2 | 11-15 | 1,023 | $1,800,000 | $1,760 | $1,760 | Oct 2023 | Resale |
| VERSILIA ON HAIG | 15 | RCR | 3 | 06-10 | 1,130 | $2,050,000 | $1,814 | $1,814 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.