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 |
|---|---|---|---|---|---|---|---|---|---|---|
| WESTCOVE CONDOMINIUM | 5 | OCR | 3 | 01-05 | 1,518 | $1,668,000 | $1,099 | $1,364 | Apr 2026 | Resale |
| WESTCOVE CONDOMINIUM | 5 | OCR | 2 | 01-05 | 1,098 | $1,242,500 | $1,132 | $1,405 | Feb 2026 | Resale |
| WESTCOVE CONDOMINIUM | 5 | OCR | 3 | 01-05 | 1,518 | $1,650,000 | $1,087 | $1,349 | Feb 2026 | Resale |
| WESTCOVE CONDOMINIUM | 5 | OCR | 3 | 01-05 | 1,539 | $1,690,000 | $1,098 | $1,363 | Jan 2026 | Resale |
| WESTCOVE CONDOMINIUM | 5 | OCR | 3 | 01-05 | 1,249 | $1,500,000 | $1,201 | $1,491 | Dec 2025 | Resale |
| WESTCOVE CONDOMINIUM | 5 | OCR | 2 | 01-05 | 1,130 | $1,270,000 | $1,124 | $1,395 | Dec 2025 | Resale |
| WESTCOVE CONDOMINIUM | 5 | OCR | 3 | 01-05 | 1,249 | $1,510,000 | $1,209 | $1,501 | Dec 2025 | Resale |
| WESTCOVE CONDOMINIUM | 5 | OCR | 2 | 06-10 | 1,087 | $1,350,000 | $1,242 | $1,542 | Nov 2025 | Resale |
| WESTCOVE CONDOMINIUM | 5 | OCR | 2 | 01-05 | 1,292 | $1,238,000 | $958 | $1,189 | Oct 2025 | Resale |
| WESTCOVE CONDOMINIUM | 5 | OCR | 3 | 06-10 | 1,227 | $1,600,000 | $1,304 | $1,619 | Aug 2025 | Resale |
| WESTCOVE CONDOMINIUM | 5 | OCR | 3 | 06-10 | 1,216 | $1,588,888 | $1,306 | $1,621 | Aug 2025 | Resale |
| WESTCOVE CONDOMINIUM | 5 | OCR | 2 | 01-05 | 1,335 | $1,230,000 | $922 | $1,144 | Jul 2025 | Resale |
| WESTCOVE CONDOMINIUM | 5 | OCR | 2 | 01-05 | 1,119 | $1,320,000 | $1,179 | $1,464 | Jun 2025 | Resale |
| WESTCOVE CONDOMINIUM | 5 | OCR | 3 | 01-05 | 1,216 | $1,420,000 | $1,167 | $1,449 | May 2025 | Resale |
| WESTCOVE CONDOMINIUM | 5 | OCR | 2 | 01-05 | 1,098 | $1,320,000 | $1,202 | $1,492 | Apr 2025 | Resale |
| WESTCOVE CONDOMINIUM | 5 | OCR | 3 | 01-05 | 1,173 | $1,300,000 | $1,108 | $1,375 | Mar 2025 | Resale |
| WESTCOVE CONDOMINIUM | 5 | OCR | 2 | 01-05 | 1,098 | $1,300,000 | $1,184 | $1,470 | Oct 2024 | Resale |
| WESTCOVE CONDOMINIUM | 5 | OCR | 3 | 01-05 | 1,518 | $1,600,000 | $1,054 | $1,308 | Sep 2024 | Resale |
| WESTCOVE CONDOMINIUM | 5 | OCR | 3 | 01-05 | 1,206 | $1,400,000 | $1,161 | $1,441 | Jul 2024 | Resale |
| WESTCOVE CONDOMINIUM | 5 | OCR | 3 | 06-10 | 1,206 | $1,380,000 | $1,145 | $1,421 | May 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.