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 |
|---|---|---|---|---|---|---|---|---|---|---|
| VIEW AT KISMIS | 21 | RCR | 2 | 01-05 | 689 | $1,330,000 | $1,931 | $2,140 | Dec 2025 | Sub Sale |
| VIEW AT KISMIS | 21 | RCR | 2 | 01-05 | 700 | $1,390,000 | $1,987 | $2,202 | Dec 2025 | Sub Sale |
| VIEW AT KISMIS | 21 | RCR | 2 | 01-05 | 710 | $1,300,000 | $1,830 | $2,028 | Oct 2025 | Sub Sale |
| VIEW AT KISMIS | 21 | RCR | 5 | 01-05 | 1,270 | $2,680,000 | $2,110 | $2,338 | Jul 2025 | Sub Sale |
| VIEW AT KISMIS | 21 | RCR | 2 | 01-05 | 700 | $1,460,000 | $2,087 | $2,312 | Jun 2025 | Sub Sale |
| VIEW AT KISMIS | 21 | RCR | 2 | 01-05 | 592 | $1,200,000 | $2,027 | $2,246 | Jun 2025 | Sub Sale |
| VIEW AT KISMIS | 21 | RCR | 2 | 01-05 | 603 | $1,198,888 | $1,989 | $2,204 | May 2025 | Sub Sale |
| VIEW AT KISMIS | 21 | RCR | 3 | 01-05 | 893 | $1,920,000 | $2,149 | $2,381 | May 2025 | Sub Sale |
| VIEW AT KISMIS | 21 | RCR | 2 | 01-05 | 592 | $1,275,000 | $2,154 | $2,387 | May 2025 | Sub Sale |
| VIEW AT KISMIS | 21 | RCR | 2 | 01-05 | 603 | $1,288,000 | $2,137 | $2,368 | Apr 2025 | Sub Sale |
| VIEW AT KISMIS | 21 | RCR | 2 | 01-05 | 689 | $1,400,000 | $2,032 | $2,252 | Apr 2025 | Sub Sale |
| VIEW AT KISMIS | 21 | RCR | 2 | 01-05 | 700 | $1,480,000 | $2,115 | $2,343 | Mar 2025 | Sub Sale |
| VIEW AT KISMIS | 21 | RCR | 3 | 01-05 | 893 | $1,818,000 | $2,035 | $2,255 | Mar 2025 | Sub Sale |
| VIEW AT KISMIS | 21 | RCR | 2 | 01-05 | 592 | $1,208,000 | $2,040 | $2,260 | Mar 2025 | Sub Sale |
| VIEW AT KISMIS | 21 | RCR | 2 | 01-05 | 592 | $1,258,000 | $2,125 | $2,355 | Mar 2025 | Sub Sale |
| VIEW AT KISMIS | 21 | RCR | 5 | 01-05 | 1,270 | $2,638,000 | $2,077 | $2,301 | Feb 2025 | Sub Sale |
| VIEW AT KISMIS | 21 | RCR | 2 | 01-05 | 603 | $1,230,000 | $2,041 | $2,261 | Feb 2025 | Sub Sale |
| VIEW AT KISMIS | 21 | RCR | 2 | 01-05 | 592 | $1,330,000 | $2,247 | $2,490 | Dec 2024 | Sub Sale |
| VIEW AT KISMIS | 21 | RCR | 5 | 01-05 | 1,270 | $2,500,000 | $1,968 | $2,181 | Dec 2024 | Sub Sale |
| VIEW AT KISMIS | 21 | RCR | 3 | 01-05 | 893 | $1,950,000 | $2,183 | $2,419 | Nov 2024 | Sub Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.