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 |
|---|---|---|---|---|---|---|---|---|---|---|
| WESTVILLE | 22 | OCR | 5* | - | 1,610 | $2,290,000 | $1,422 | $1,778 | Mar 2026 | Resale |
| WESTVILLE | 22 | OCR | 5* | - | 2,314 | $2,220,000 | $959 | $1,199 | Feb 2026 | Resale |
| WESTVILLE | 22 | OCR | 5* | - | 2,174 | $2,490,000 | $1,145 | $1,431 | Jan 2026 | Resale |
| WESTVILLE | 22 | OCR | 5* | - | 1,733 | $2,600,000 | $1,500 | $1,875 | Dec 2025 | Resale |
| WESTVILLE | 22 | OCR | 5* | - | 1,612 | $2,380,000 | $1,476 | $1,845 | Dec 2025 | Resale |
| WESTVILLE | 22 | OCR | 5* | - | 1,821 | $2,280,000 | $1,252 | $1,565 | Oct 2025 | Resale |
| WESTVILLE | 22 | OCR | 5* | - | 1,737 | $2,180,000 | $1,255 | $1,569 | Jul 2025 | Resale |
| WESTVILLE | 22 | OCR | 5* | - | 2,311 | $2,500,000 | $1,082 | $1,353 | Jul 2025 | Resale |
| WESTVILLE | 22 | OCR | 5* | - | 1,747 | $2,330,000 | $1,334 | $1,668 | Jun 2025 | Resale |
| WESTVILLE | 22 | OCR | 5* | - | 2,203 | $2,650,000 | $1,203 | $1,504 | May 2025 | Resale |
| WESTVILLE | 22 | OCR | 5* | - | 2,154 | $2,573,888 | $1,195 | $1,494 | Mar 2025 | Resale |
| WESTVILLE | 22 | OCR | 5* | - | 1,823 | $2,400,000 | $1,316 | $1,645 | Mar 2025 | Resale |
| WESTVILLE | 22 | OCR | 5* | - | 1,617 | $2,150,000 | $1,330 | $1,663 | Feb 2025 | Resale |
| WESTVILLE | 22 | OCR | 5* | - | 2,153 | $2,655,888 | $1,234 | $1,543 | Dec 2024 | Resale |
| WESTVILLE | 22 | OCR | 5* | - | 3,103 | $2,688,888 | $866 | $1,083 | Dec 2024 | Resale |
| WESTVILLE | 22 | OCR | 5* | - | 2,155 | $2,715,000 | $1,260 | $1,575 | Dec 2024 | Resale |
| WESTVILLE | 22 | OCR | 5* | - | 2,153 | $2,650,168 | $1,231 | $1,539 | Oct 2024 | Resale |
| WESTVILLE | 22 | OCR | 5* | - | 2,156 | $2,618,888 | $1,215 | $1,519 | Sep 2024 | Resale |
| WESTVILLE | 22 | OCR | 5* | - | 4,466 | $3,750,000 | $840 | $1,050 | Jun 2024 | Resale |
| WESTVILLE | 22 | OCR | 5* | - | 2,255 | $2,650,000 | $1,175 | $1,469 | Apr 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.