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 VISTA | 5 | RCR | 1 | 01-05 | 398 | $718,000 | $1,803 | $1,803 | Nov 2025 | Resale |
| VIVA VISTA | 5 | RCR | 1 | 01-05 | 420 | $720,000 | $1,715 | $1,715 | Nov 2025 | Resale |
| VIVA VISTA | 5 | RCR | 1 | 01-05 | 721 | $990,000 | $1,373 | $1,373 | Oct 2025 | Resale |
| VIVA VISTA | 5 | RCR | 1 | 01-05 | 377 | $670,000 | $1,778 | $1,778 | Oct 2025 | Resale |
| VIVA VISTA | 5 | RCR | 1 | 01-05 | 420 | $698,000 | $1,663 | $1,663 | Sep 2025 | Resale |
| VIVA VISTA | 5 | RCR | 1 | 01-05 | 377 | $655,000 | $1,739 | $1,739 | Sep 2025 | Resale |
| VIVA VISTA | 5 | RCR | 1 | 01-05 | 743 | $1,120,000 | $1,508 | $1,508 | Aug 2025 | Resale |
| VIVA VISTA | 5 | RCR | 1 | 01-05 | 807 | $1,150,000 | $1,425 | $1,425 | Aug 2025 | Resale |
| VIVA VISTA | 5 | RCR | 1 | 01-05 | 377 | $705,000 | $1,871 | $1,871 | Aug 2025 | Resale |
| VIVA VISTA | 5 | RCR | 1 | 01-05 | 377 | $680,000 | $1,805 | $1,805 | Jul 2025 | Resale |
| VIVA VISTA | 5 | RCR | 1 | 01-05 | 700 | $990,000 | $1,415 | $1,415 | Jun 2025 | Resale |
| VIVA VISTA | 5 | RCR | 1 | 01-05 | 355 | $680,000 | $1,914 | $1,914 | May 2025 | Resale |
| VIVA VISTA | 5 | RCR | 1 | 01-05 | 344 | $657,000 | $1,907 | $1,907 | Apr 2025 | Resale |
| VIVA VISTA | 5 | RCR | 1 | 01-05 | 388 | $728,000 | $1,879 | $1,879 | Apr 2025 | Resale |
| VIVA VISTA | 5 | RCR | 1 | 01-05 | 388 | $658,000 | $1,698 | $1,698 | Jan 2025 | Resale |
| VIVA VISTA | 5 | RCR | 1 | 01-05 | 721 | $1,100,000 | $1,525 | $1,525 | Dec 2024 | Resale |
| VIVA VISTA | 5 | RCR | 1 | 01-05 | 463 | $773,000 | $1,670 | $1,670 | Nov 2024 | Resale |
| VIVA VISTA | 5 | RCR | 1 | 01-05 | 388 | $730,000 | $1,884 | $1,884 | Jul 2024 | Resale |
| VIVA VISTA | 5 | RCR | 1 | 01-05 | 377 | $700,000 | $1,858 | $1,858 | Apr 2024 | Resale |
| VIVA VISTA | 5 | RCR | 1 | 01-05 | 323 | $685,000 | $2,121 | $2,121 | Jan 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.