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 |
|---|---|---|---|---|---|---|---|---|---|---|
| VIVACE | 9 | CCR | 1 | 06-10 | 452 | $895,000 | $1,980 | $2,084 | Dec 2025 | Resale |
| VIVACE | 9 | CCR | 2 | 06-10 | 570 | $1,230,000 | $2,156 | $2,269 | Oct 2025 | Resale |
| VIVACE | 9 | CCR | 1 | 01-05 | 452 | $860,000 | $1,902 | $2,002 | Jul 2025 | Resale |
| VIVACE | 9 | CCR | 1 | 06-10 | 398 | $878,000 | $2,205 | $2,321 | May 2025 | Resale |
| VIVACE | 9 | CCR | 1 | 01-05 | 398 | $888,888 | $2,232 | $2,349 | Mar 2025 | Resale |
| VIVACE | 9 | CCR | 2 | 01-05 | 807 | $1,275,000 | $1,579 | $1,662 | Jan 2025 | Resale |
| VIVACE | 9 | CCR | 1 | 01-05 | 398 | $858,000 | $2,154 | $2,267 | Dec 2024 | Resale |
| VIVACE | 9 | CCR | 2* | 06-10 | 635 | $1,350,000 | $2,126 | $2,238 | Aug 2024 | Resale |
| VIVACE | 9 | CCR | 1 | 01-05 | 420 | $902,888 | $2,151 | $2,264 | Mar 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.