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 |
|---|---|---|---|---|---|---|---|---|---|---|
| VIZ AT HOLLAND | 10 | CCR | 2 | 01-05 | 1,130 | $1,850,000 | $1,637 | $1,637 | Mar 2026 | Resale |
| VIZ AT HOLLAND | 10 | CCR | 1 | 01-05 | 495 | $928,000 | $1,874 | $1,874 | Feb 2026 | Resale |
| VIZ AT HOLLAND | 10 | CCR | 2 | 06-10 | 818 | $1,800,000 | $2,200 | $2,200 | Sep 2025 | Resale |
| VIZ AT HOLLAND | 10 | CCR | 2 | 01-05 | 818 | $1,653,000 | $2,021 | $2,021 | Sep 2025 | Resale |
| VIZ AT HOLLAND | 10 | CCR | 3 | 01-05 | 1,259 | $2,420,000 | $1,922 | $1,922 | May 2025 | Resale |
| VIZ AT HOLLAND | 10 | CCR | 2 | 06-10 | 861 | $1,851,688 | $2,150 | $2,150 | May 2025 | Resale |
| VIZ AT HOLLAND | 10 | CCR | 2 | 06-10 | 947 | $1,940,000 | $2,048 | $2,048 | Jan 2025 | Resale |
| VIZ AT HOLLAND | 10 | CCR | 2 | 06-10 | 818 | $1,632,888 | $1,996 | $1,996 | Oct 2024 | Resale |
| VIZ AT HOLLAND | 10 | CCR | 1 | 01-05 | 495 | $910,000 | $1,838 | $1,838 | Oct 2024 | Resale |
| VIZ AT HOLLAND | 10 | CCR | 2 | 06-10 | 861 | $1,709,000 | $1,985 | $1,985 | Aug 2024 | Resale |
| VIZ AT HOLLAND | 10 | CCR | 3 | 01-05 | 1,927 | $2,900,000 | $1,505 | $1,505 | Jun 2024 | Resale |
| VIZ AT HOLLAND | 10 | CCR | 2 | 06-10 | 861 | $1,695,000 | $1,968 | $1,968 | Apr 2024 | Resale |
| VIZ AT HOLLAND | 10 | CCR | 2 | 01-05 | 861 | $1,688,000 | $1,960 | $1,960 | Apr 2024 | Resale |
| VIZ AT HOLLAND | 10 | CCR | 5* | 11-15 | 2,454 | $3,950,000 | $1,610 | $1,610 | Jan 2024 | Resale |
| VIZ AT HOLLAND | 10 | CCR | 2 | 01-05 | 1,141 | $1,680,000 | $1,472 | $1,472 | Dec 2023 | Resale |
| VIZ AT HOLLAND | 10 | CCR | 2 | 06-10 | 1,109 | $2,020,000 | $1,822 | $1,822 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.