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 |
|---|---|---|---|---|---|---|---|---|---|---|
| VIBES@UPPER SERANGOON | 19 | OCR | 1* | 01-05 | 441 | $760,000 | $1,722 | $1,722 | Apr 2026 | Resale |
| VIBES@UPPER SERANGOON | 19 | OCR | 1* | 01-05 | 441 | $750,000 | $1,699 | $1,699 | Apr 2026 | Resale |
| VIBES@UPPER SERANGOON | 19 | OCR | 1* | 01-05 | 409 | $685,000 | $1,675 | $1,675 | Jul 2025 | Resale |
| VIBES@UPPER SERANGOON | 19 | OCR | 1* | 01-05 | 388 | $665,000 | $1,716 | $1,716 | Jul 2025 | Resale |
| VIBES@UPPER SERANGOON | 19 | OCR | 2* | 01-05 | 883 | $1,060,000 | $1,201 | $1,201 | Dec 2023 | Resale |
| VIBES@UPPER SERANGOON | 19 | OCR | 1* | 01-05 | 398 | $660,000 | $1,657 | $1,657 | May 2023 | Resale |
| VIBES@UPPER SERANGOON | 19 | OCR | 1* | 01-05 | 431 | $680,000 | $1,579 | $1,579 | May 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.