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 |
|---|---|---|---|---|---|---|---|---|---|---|
| VILLA MARINA | 15 | OCR | 5* | 01-05 | 1,690 | $2,060,000 | $1,219 | $1,513 | Apr 2026 | Resale |
| VILLA MARINA | 15 | OCR | 5* | 01-05 | 2,024 | $2,550,000 | $1,260 | $1,564 | Mar 2026 | Resale |
| VILLA MARINA | 15 | OCR | 3* | 01-05 | 1,087 | $1,500,000 | $1,380 | $1,713 | Jan 2026 | Resale |
| VILLA MARINA | 15 | OCR | 4* | 01-05 | 1,528 | $1,820,000 | $1,191 | $1,478 | Nov 2025 | Resale |
| VILLA MARINA | 15 | OCR | 4* | 01-05 | 1,281 | $1,890,000 | $1,476 | $1,832 | Nov 2025 | Resale |
| VILLA MARINA | 15 | OCR | 3* | 01-05 | 1,130 | $1,800,000 | $1,593 | $1,977 | Jun 2025 | Resale |
| VILLA MARINA | 15 | OCR | 3* | 01-05 | 1,249 | $2,080,000 | $1,666 | $2,068 | May 2025 | Resale |
| VILLA MARINA | 15 | OCR | 3* | 01-05 | 1,130 | $1,650,000 | $1,460 | $1,812 | May 2025 | Resale |
| VILLA MARINA | 15 | OCR | 4* | 01-05 | 1,507 | $2,100,000 | $1,394 | $1,730 | May 2025 | Resale |
| VILLA MARINA | 15 | OCR | 4* | 01-05 | 1,378 | $2,010,000 | $1,459 | $1,811 | May 2025 | Resale |
| VILLA MARINA | 15 | OCR | 5* | 01-05 | 2,314 | $2,600,000 | $1,123 | $1,394 | May 2025 | Resale |
| VILLA MARINA | 15 | OCR | 4* | 01-05 | 1,281 | $2,060,000 | $1,608 | $1,996 | Feb 2025 | Resale |
| VILLA MARINA | 15 | OCR | 5* | 01-05 | 1,625 | $2,350,000 | $1,446 | $1,795 | Jan 2025 | Resale |
| VILLA MARINA | 15 | OCR | 3* | 01-05 | 1,152 | $1,905,000 | $1,654 | $2,053 | Nov 2024 | Resale |
| VILLA MARINA | 15 | OCR | 3* | 01-05 | 1,249 | $1,940,000 | $1,554 | $1,929 | Nov 2024 | Resale |
| VILLA MARINA | 15 | OCR | 5* | 01-05 | 2,024 | $2,580,000 | $1,275 | $1,583 | Sep 2024 | Resale |
| VILLA MARINA | 15 | OCR | 3* | 01-05 | 1,249 | $1,880,000 | $1,506 | $1,869 | Aug 2024 | Resale |
| VILLA MARINA | 15 | OCR | 5* | 01-05 | 2,013 | $2,450,000 | $1,217 | $1,511 | Aug 2024 | Resale |
| VILLA MARINA | 15 | OCR | 3* | 01-05 | 1,130 | $1,550,000 | $1,371 | $1,702 | Aug 2024 | Resale |
| VILLA MARINA | 15 | OCR | 5* | 01-05 | 1,755 | $2,200,000 | $1,254 | $1,557 | Jul 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.