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 |
|---|---|---|---|---|---|---|---|---|---|---|
| VISIONCREST | 9 | CCR | 1 | 06-10 | 689 | $1,650,000 | $2,395 | $2,395 | Mar 2026 | Resale |
| VISIONCREST | 9 | CCR | 2 | 06-10 | 915 | $1,950,000 | $2,131 | $2,131 | Feb 2026 | Resale |
| VISIONCREST | 9 | CCR | 2 | 01-05 | 990 | $2,320,000 | $2,343 | $2,343 | Feb 2026 | Resale |
| VISIONCREST | 9 | CCR | 1 | 06-10 | 721 | $1,700,000 | $2,357 | $2,357 | Jan 2026 | Resale |
| VISIONCREST | 9 | CCR | 2 | 11-15 | 947 | $2,280,000 | $2,407 | $2,407 | Nov 2025 | Resale |
| VISIONCREST | 9 | CCR | 3 | 06-10 | 1,227 | $3,060,000 | $2,494 | $2,494 | Oct 2025 | Resale |
| VISIONCREST | 9 | CCR | 1 | 06-10 | 840 | $1,762,800 | $2,100 | $2,100 | Oct 2025 | Resale |
| VISIONCREST | 9 | CCR | 2 | 11-15 | 915 | $2,250,000 | $2,459 | $2,459 | Oct 2025 | Resale |
| VISIONCREST | 9 | CCR | 3 | 01-05 | 1,141 | $2,880,000 | $2,524 | $2,524 | Oct 2025 | Resale |
| VISIONCREST | 9 | CCR | 2 | 01-05 | 893 | $2,150,000 | $2,407 | $2,407 | Aug 2025 | Resale |
| VISIONCREST | 9 | CCR | 2 | 06-10 | 915 | $2,250,000 | $2,459 | $2,459 | Aug 2025 | Resale |
| VISIONCREST | 9 | CCR | 2 | 01-05 | 947 | $2,220,000 | $2,344 | $2,344 | May 2025 | Resale |
| VISIONCREST | 9 | CCR | 1 | 06-10 | 743 | $1,750,000 | $2,356 | $2,356 | Mar 2025 | Resale |
| VISIONCREST | 9 | CCR | 2 | 06-10 | 893 | $2,290,000 | $2,563 | $2,563 | Mar 2025 | Resale |
| VISIONCREST | 9 | CCR | 2 | 01-05 | 904 | $2,150,000 | $2,378 | $2,378 | Feb 2025 | Resale |
| VISIONCREST | 9 | CCR | 2 | 06-10 | 915 | $2,308,100 | $2,523 | $2,523 | Dec 2024 | Resale |
| VISIONCREST | 9 | CCR | 2 | 06-10 | 904 | $2,232,000 | $2,469 | $2,469 | Nov 2024 | Resale |
| VISIONCREST | 9 | CCR | 3 | 06-10 | 1,227 | $2,900,000 | $2,363 | $2,363 | Jul 2024 | Resale |
| VISIONCREST | 9 | CCR | 1 | 01-05 | 721 | $1,522,000 | $2,110 | $2,110 | Jul 2024 | Resale |
| VISIONCREST | 9 | CCR | 2 | 06-10 | 904 | $2,242,000 | $2,480 | $2,480 | Jul 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.