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 |
|---|---|---|---|---|---|---|---|---|---|---|
| VIVA | 11 | CCR | 2 | 21-25 | 1,044 | $2,880,000 | $2,758 | $2,758 | Feb 2026 | Resale |
| VIVA | 11 | CCR | 3 | 16-20 | 1,345 | $3,750,000 | $2,787 | $2,787 | Jan 2026 | Resale |
| VIVA | 11 | CCR | 3 | 06-10 | 1,324 | $3,750,000 | $2,832 | $2,832 | Dec 2025 | Resale |
| VIVA | 11 | CCR | 4 | 01-05 | 1,991 | $5,180,000 | $2,601 | $2,601 | May 2025 | Resale |
| VIVA | 11 | CCR | 4 | 01-05 | 1,959 | $5,020,000 | $2,562 | $2,562 | May 2025 | Resale |
| VIVA | 11 | CCR | 3 | 16-20 | 1,345 | $3,600,000 | $2,676 | $2,676 | Apr 2025 | Resale |
| VIVA | 11 | CCR | 3 | 06-10 | 1,518 | $3,980,000 | $2,622 | $2,622 | Jan 2025 | Resale |
| VIVA | 11 | CCR | 3 | 16-20 | 1,528 | $4,220,000 | $2,761 | $2,761 | Jan 2025 | Resale |
| VIVA | 11 | CCR | 3 | 06-10 | 1,345 | $3,350,000 | $2,490 | $2,490 | Sep 2024 | Resale |
| VIVA | 11 | CCR | 3 | 06-10 | 1,528 | $4,050,000 | $2,650 | $2,650 | Jul 2024 | Resale |
| VIVA | 11 | CCR | 3 | 06-10 | 1,518 | $3,650,000 | $2,405 | $2,405 | Jul 2024 | Resale |
| VIVA | 11 | CCR | 2 | 11-15 | 958 | $2,385,000 | $2,490 | $2,490 | Mar 2024 | Resale |
| VIVA | 11 | CCR | 4 | 16-20 | 1,841 | $4,550,000 | $2,472 | $2,472 | Mar 2024 | Resale |
| VIVA | 11 | CCR | 3 | 11-15 | 1,518 | $3,800,000 | $2,504 | $2,504 | Dec 2023 | Resale |
| VIVA | 11 | CCR | 3 | 21-25 | 1,345 | $3,400,000 | $2,527 | $2,527 | Oct 2023 | Resale |
| VIVA | 11 | CCR | 3 | 11-15 | 1,518 | $3,800,000 | $2,504 | $2,504 | Oct 2023 | Resale |
| VIVA | 11 | CCR | 2 | 01-05 | 1,044 | $2,610,000 | $2,500 | $2,500 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.