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 VERDE | 23 | OCR | 5* | - | 1,615 | $2,350,000 | $1,455 | $1,781 | Feb 2026 | Resale |
| VILLA VERDE | 23 | OCR | 5* | - | 2,661 | $2,800,000 | $1,052 | $1,288 | Feb 2026 | Resale |
| VILLA VERDE | 23 | OCR | 5* | - | 1,615 | $2,250,000 | $1,394 | $1,706 | Jan 2026 | Resale |
| VILLA VERDE | 23 | OCR | 5* | - | 2,153 | $2,598,888 | $1,207 | $1,477 | Dec 2025 | Resale |
| VILLA VERDE | 23 | OCR | 5* | - | 2,153 | $2,650,000 | $1,231 | $1,507 | Dec 2025 | Resale |
| VILLA VERDE | 23 | OCR | 5* | - | 1,779 | $2,480,000 | $1,394 | $1,706 | Dec 2025 | Resale |
| VILLA VERDE | 23 | OCR | 5* | - | 1,615 | $2,450,000 | $1,517 | $1,857 | Nov 2025 | Resale |
| VILLA VERDE | 23 | OCR | 5* | - | 2,166 | $2,750,000 | $1,270 | $1,554 | Nov 2025 | Resale |
| VILLA VERDE | 23 | OCR | 5* | - | 1,615 | $2,530,000 | $1,567 | $1,918 | Sep 2025 | Resale |
| VILLA VERDE | 23 | OCR | 5* | - | 1,615 | $2,500,000 | $1,548 | $1,895 | Aug 2025 | Resale |
| VILLA VERDE | 23 | OCR | 5* | - | 1,615 | $2,200,000 | $1,363 | $1,668 | Aug 2025 | Resale |
| VILLA VERDE | 23 | OCR | 5* | - | 1,615 | $2,490,000 | $1,542 | $1,887 | Aug 2025 | Resale |
| VILLA VERDE | 23 | OCR | 5* | - | 1,616 | $2,490,000 | $1,541 | $1,886 | Jun 2025 | Resale |
| VILLA VERDE | 23 | OCR | 5* | - | 1,615 | $2,420,000 | $1,499 | $1,835 | May 2025 | Resale |
| VILLA VERDE | 23 | OCR | 5* | - | 1,615 | $2,450,000 | $1,517 | $1,857 | May 2025 | Resale |
| VILLA VERDE | 23 | OCR | 5* | - | 1,615 | $2,168,000 | $1,343 | $1,644 | May 2025 | Resale |
| VILLA VERDE | 23 | OCR | 5* | - | 1,615 | $2,450,000 | $1,517 | $1,857 | Apr 2025 | Resale |
| VILLA VERDE | 23 | OCR | 5* | - | 1,793 | $2,420,000 | $1,349 | $1,651 | Mar 2025 | Resale |
| VILLA VERDE | 23 | OCR | 5* | - | 2,153 | $2,600,000 | $1,208 | $1,479 | Mar 2025 | Resale |
| VILLA VERDE | 23 | OCR | 5* | - | 1,615 | $2,350,000 | $1,455 | $1,781 | Mar 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.