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 |
|---|---|---|---|---|---|---|---|---|---|---|
| WOODSVILLE 28 | 13 | RCR | 3 | 11-15 | 1,195 | $2,142,888 | $1,794 | $2,075 | Nov 2025 | Resale |
| WOODSVILLE 28 | 13 | RCR | 3 | 06-10 | 1,195 | $2,150,000 | $1,799 | $2,081 | Jun 2025 | Resale |
| WOODSVILLE 28 | 13 | RCR | 3 | 16-20 | 1,399 | $2,418,000 | $1,728 | $1,999 | May 2025 | Resale |
| WOODSVILLE 28 | 13 | RCR | 2 | 11-15 | 883 | $1,500,000 | $1,699 | $1,965 | May 2025 | Resale |
| WOODSVILLE 28 | 13 | RCR | 2 | 01-05 | 829 | $1,455,000 | $1,756 | $2,031 | Mar 2025 | Resale |
| WOODSVILLE 28 | 13 | RCR | 3 | 01-05 | 1,399 | $2,270,000 | $1,622 | $1,876 | Sep 2024 | Resale |
| WOODSVILLE 28 | 13 | RCR | 3 | 01-05 | 1,195 | $1,930,000 | $1,615 | $1,868 | Jun 2024 | Resale |
| WOODSVILLE 28 | 13 | RCR | 2 | 06-10 | 883 | $1,438,888 | $1,630 | $1,885 | Mar 2024 | Resale |
| WOODSVILLE 28 | 13 | RCR | 2 | 01-05 | 883 | $1,288,888 | $1,460 | $1,689 | Dec 2023 | Resale |
| WOODSVILLE 28 | 13 | RCR | 3 | 11-15 | 1,399 | $2,200,000 | $1,572 | $1,818 | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.