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 |
|---|---|---|---|---|---|---|---|---|---|---|
| VISTA RESIDENCES | 12 | RCR | 3 | 06-10 | 1,195 | $2,450,000 | $2,051 | $2,051 | Feb 2026 | Resale |
| VISTA RESIDENCES | 12 | RCR | 3 | 06-10 | 1,206 | $2,290,000 | $1,900 | $1,900 | Nov 2025 | Resale |
| VISTA RESIDENCES | 12 | RCR | 3 | 16-20 | 1,173 | $2,500,000 | $2,131 | $2,131 | Oct 2025 | Resale |
| VISTA RESIDENCES | 12 | RCR | 4 | 26-30 | 1,421 | $3,100,000 | $2,182 | $2,182 | Oct 2025 | Resale |
| VISTA RESIDENCES | 12 | RCR | 3 | 01-05 | 1,152 | $2,350,000 | $2,040 | $2,040 | Sep 2025 | Resale |
| VISTA RESIDENCES | 12 | RCR | 3 | 21-25 | 1,195 | $2,520,000 | $2,109 | $2,109 | Aug 2025 | Resale |
| VISTA RESIDENCES | 12 | RCR | 3 | 06-10 | 1,206 | $2,500,000 | $2,074 | $2,074 | Jul 2025 | Resale |
| VISTA RESIDENCES | 12 | RCR | 3 | 06-10 | 1,195 | $2,400,000 | $2,009 | $2,009 | May 2025 | Resale |
| VISTA RESIDENCES | 12 | RCR | 3 | 16-20 | 1,152 | $2,500,000 | $2,171 | $2,171 | Mar 2025 | Resale |
| VISTA RESIDENCES | 12 | RCR | 4 | 26-30 | 1,410 | $2,980,000 | $2,113 | $2,113 | Feb 2025 | Resale |
| VISTA RESIDENCES | 12 | RCR | 3 | 06-10 | 1,195 | $2,450,000 | $2,051 | $2,051 | Feb 2025 | Resale |
| VISTA RESIDENCES | 12 | RCR | 4 | 26-30 | 1,389 | $2,900,000 | $2,089 | $2,089 | May 2024 | Resale |
| VISTA RESIDENCES | 12 | RCR | 1 | 11-15 | 635 | $1,180,000 | $1,858 | $1,858 | Apr 2024 | Resale |
| VISTA RESIDENCES | 12 | RCR | 3 | 01-05 | 1,195 | $2,350,000 | $1,967 | $1,967 | Mar 2024 | Resale |
| VISTA RESIDENCES | 12 | RCR | 4 | 31-35 | 1,410 | $2,910,000 | $2,064 | $2,064 | Feb 2024 | Resale |
| VISTA RESIDENCES | 12 | RCR | 3 | 11-15 | 1,173 | $2,400,000 | $2,046 | $2,046 | Jan 2024 | Resale |
| VISTA RESIDENCES | 12 | RCR | 4 | 26-30 | 1,410 | $2,830,000 | $2,007 | $2,007 | Nov 2023 | Resale |
| VISTA RESIDENCES | 12 | RCR | 5 | 31-35 | 2,454 | $4,070,000 | $1,658 | $1,658 | Oct 2023 | Resale |
| VISTA RESIDENCES | 12 | RCR | 4 | 31-35 | 1,313 | $2,650,000 | $2,018 | $2,018 | Sep 2023 | Resale |
| VISTA RESIDENCES | 12 | RCR | 1 | 06-10 | 635 | $1,128,000 | $1,776 | $1,776 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.