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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| BAYSHORE PARK | 16 | OCR | 3* | 06-10 | 936 | $1,250,000 | $1,335 | — | May 2026 | Resale |
| BAYSHORE PARK | 16 | OCR | 3* | 01-05 | 936 | $1,120,000 | $1,196 | — | Apr 2026 | Resale |
| BAYSHORE PARK | 16 | OCR | 4* | 06-10 | 1,292 | $1,650,000 | $1,277 | — | Apr 2026 | Resale |
| BAYSHORE PARK | 16 | OCR | 3* | 06-10 | 936 | $1,180,000 | $1,260 | — | Mar 2026 | Resale |
| BAYSHORE PARK | 16 | OCR | 3* | 06-10 | 936 | $1,268,000 | $1,354 | — | Feb 2026 | Resale |
| BAYSHORE PARK | 16 | OCR | 5* | 06-10 | 3,800 | $4,275,000 | $1,125 | — | Jan 2026 | Resale |
| BAYSHORE PARK | 16 | OCR | 3* | 01-05 | 936 | $1,248,888 | $1,334 | — | Jan 2026 | Resale |
| BAYSHORE PARK | 16 | OCR | 3* | 01-05 | 936 | $1,230,000 | $1,313 | — | Dec 2025 | Resale |
| BAYSHORE PARK | 16 | OCR | 3* | 06-10 | 936 | $1,180,000 | $1,260 | — | Dec 2025 | Resale |
| BAYSHORE PARK | 16 | OCR | 3* | 16-20 | 936 | $1,300,000 | $1,388 | — | Dec 2025 | Resale |
| BAYSHORE PARK | 16 | OCR | 4* | 11-15 | 1,292 | $1,750,000 | $1,355 | — | Nov 2025 | Resale |
| BAYSHORE PARK | 16 | OCR | 3* | 11-15 | 936 | $1,300,000 | $1,388 | — | Oct 2025 | Resale |
| BAYSHORE PARK | 16 | OCR | 3* | 26-30 | 1,173 | $1,780,000 | $1,517 | — | Oct 2025 | Resale |
| BAYSHORE PARK | 16 | OCR | 3* | 21-25 | 1,173 | $1,618,000 | $1,379 | — | Sep 2025 | Resale |
| BAYSHORE PARK | 16 | OCR | 3* | 06-10 | 936 | $1,150,000 | $1,228 | — | Sep 2025 | Resale |
| BAYSHORE PARK | 16 | OCR | 4* | 06-10 | 1,292 | $1,480,000 | $1,146 | — | Aug 2025 | Resale |
| BAYSHORE PARK | 16 | OCR | 3* | 06-10 | 1,076 | $1,450,000 | $1,347 | — | Aug 2025 | Resale |
| BAYSHORE PARK | 16 | OCR | 3* | 21-25 | 1,173 | $1,706,000 | $1,454 | — | Aug 2025 | Resale |
| BAYSHORE PARK | 16 | OCR | 3* | 01-05 | 936 | $1,088,000 | $1,162 | — | Aug 2025 | Resale |
| BAYSHORE PARK | 16 | OCR | 3* | 06-10 | 936 | $1,280,000 | $1,367 | — | Aug 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.