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 |
|---|---|---|---|---|---|---|---|---|---|---|
| VIIO @ BALESTIER | 12 | RCR | 1* | 06-10 | 474 | $925,000 | $1,953 | $1,953 | Jan 2026 | Resale |
| VIIO @ BALESTIER | 12 | RCR | 1* | 01-05 | 560 | $1,015,000 | $1,813 | $1,813 | Nov 2025 | Resale |
| VIIO @ BALESTIER | 12 | RCR | 1* | 06-10 | 560 | $1,018,000 | $1,819 | $1,819 | Dec 2024 | Resale |
| VIIO @ BALESTIER | 12 | RCR | 2* | 06-10 | 840 | $1,480,000 | $1,763 | $1,763 | Apr 2024 | Resale |
| VIIO @ BALESTIER | 12 | RCR | 1* | 06-10 | 474 | $870,000 | $1,837 | $1,837 | Mar 2024 | Resale |
| VIIO @ BALESTIER | 12 | RCR | 1* | 11-15 | 474 | $870,000 | $1,837 | $1,837 | Feb 2024 | Resale |
| VIIO @ BALESTIER | 12 | RCR | 1* | 06-10 | 474 | $868,000 | $1,833 | $1,833 | Oct 2023 | Resale |
| VIIO @ BALESTIER | 12 | RCR | 1* | 06-10 | 474 | $850,000 | $1,795 | $1,795 | Aug 2023 | Resale |
| VIIO @ BALESTIER | 12 | RCR | 3* | 06-10 | 1,076 | $1,805,000 | $1,677 | $1,677 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.