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 |
|---|---|---|---|---|---|---|---|---|---|---|
| VILLAGE @ PASIR PANJANG | 5 | RCR | 2 | 01-05 | 840 | $1,505,000 | $1,793 | $1,793 | Apr 2026 | Resale |
| VILLAGE @ PASIR PANJANG | 5 | RCR | 3 | 01-05 | 1,259 | $2,088,000 | $1,658 | $1,658 | Apr 2026 | Resale |
| VILLAGE @ PASIR PANJANG | 5 | RCR | 2 | 01-05 | 1,076 | $1,738,000 | $1,615 | $1,615 | Mar 2026 | Resale |
| VILLAGE @ PASIR PANJANG | 5 | RCR | 2 | 01-05 | 1,109 | $1,808,888 | $1,632 | $1,632 | Sep 2025 | Resale |
| VILLAGE @ PASIR PANJANG | 5 | RCR | 3 | 01-05 | 1,012 | $1,880,000 | $1,858 | $1,858 | Mar 2025 | Resale |
| VILLAGE @ PASIR PANJANG | 5 | RCR | 3 | 01-05 | 1,561 | $2,030,000 | $1,301 | $1,301 | Dec 2024 | Resale |
| VILLAGE @ PASIR PANJANG | 5 | RCR | 2 | 01-05 | 829 | $1,480,000 | $1,786 | $1,786 | Oct 2024 | Resale |
| VILLAGE @ PASIR PANJANG | 5 | RCR | 2 | 01-05 | 840 | $1,500,000 | $1,787 | $1,787 | Jun 2024 | Resale |
| VILLAGE @ PASIR PANJANG | 5 | RCR | 3 | 01-05 | 1,561 | $2,065,200 | $1,323 | $1,323 | Jun 2024 | Resale |
| VILLAGE @ PASIR PANJANG | 5 | RCR | 3 | 01-05 | 1,485 | $1,905,000 | $1,282 | $1,282 | Jun 2024 | Resale |
| VILLAGE @ PASIR PANJANG | 5 | RCR | 2 | 01-05 | 840 | $1,485,000 | $1,769 | $1,769 | May 2024 | Resale |
| VILLAGE @ PASIR PANJANG | 5 | RCR | 3 | 01-05 | 1,851 | $2,250,000 | $1,215 | $1,215 | Mar 2024 | Resale |
| VILLAGE @ PASIR PANJANG | 5 | RCR | 3 | 01-05 | 2,013 | $2,400,000 | $1,192 | $1,192 | Jan 2024 | Resale |
| VILLAGE @ PASIR PANJANG | 5 | RCR | 3 | 01-05 | 1,421 | $2,050,000 | $1,443 | $1,443 | Dec 2023 | Resale |
| VILLAGE @ PASIR PANJANG | 5 | RCR | 2 | 01-05 | 1,076 | $1,580,000 | $1,468 | $1,468 | Oct 2023 | Resale |
| VILLAGE @ PASIR PANJANG | 5 | RCR | 3 | 01-05 | 1,119 | $1,868,000 | $1,669 | $1,669 | Aug 2023 | Resale |
| VILLAGE @ PASIR PANJANG | 5 | RCR | 2 | 01-05 | 829 | $1,375,000 | $1,659 | $1,659 | Jul 2023 | Resale |
| VILLAGE @ PASIR PANJANG | 5 | RCR | 3 | 01-05 | 1,023 | $1,800,000 | $1,760 | $1,760 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.