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 |
|---|---|---|---|---|---|---|---|---|---|---|
| BEDOK COURT | 16 | OCR | 5* | 06-10 | 2,271 | $2,399,998 | $1,057 | — | Apr 2026 | Resale |
| BEDOK COURT | 16 | OCR | 5* | 06-10 | 1,733 | $1,800,000 | $1,039 | — | Oct 2025 | Resale |
| BEDOK COURT | 16 | OCR | 3* | 06-10 | 1,173 | $1,265,000 | $1,078 | — | Aug 2025 | Resale |
| BEDOK COURT | 16 | OCR | 3* | 11-15 | 1,173 | $1,250,000 | $1,065 | — | Aug 2025 | Resale |
| BEDOK COURT | 16 | OCR | 5* | 11-15 | 2,271 | $2,460,000 | $1,083 | — | Jul 2025 | Resale |
| BEDOK COURT | 16 | OCR | 5* | 11-15 | 1,733 | $1,588,000 | $916 | — | Jun 2025 | Resale |
| BEDOK COURT | 16 | OCR | 5* | 01-05 | 2,411 | $2,450,000 | $1,016 | — | Jun 2025 | Resale |
| BEDOK COURT | 16 | OCR | 5* | 01-05 | 2,411 | $2,388,000 | $990 | — | Jun 2025 | Resale |
| BEDOK COURT | 16 | OCR | 5* | 01-05 | 2,293 | $2,310,000 | $1,008 | — | Apr 2025 | Resale |
| BEDOK COURT | 16 | OCR | 5* | 01-05 | 2,411 | $2,410,000 | $1,000 | — | Apr 2025 | Resale |
| BEDOK COURT | 16 | OCR | 5* | 11-15 | 2,077 | $2,148,000 | $1,034 | — | Mar 2025 | Resale |
| BEDOK COURT | 16 | OCR | 5* | 11-15 | 2,271 | $2,200,000 | $969 | — | Mar 2025 | Resale |
| BEDOK COURT | 16 | OCR | 5* | 01-05 | 2,411 | $2,288,000 | $949 | — | Mar 2025 | Resale |
| BEDOK COURT | 16 | OCR | 5* | 11-15 | 2,271 | $2,250,000 | $991 | — | Feb 2025 | Resale |
| BEDOK COURT | 16 | OCR | 5* | 06-10 | 2,411 | $2,350,000 | $975 | — | Jan 2025 | Resale |
| BEDOK COURT | 16 | OCR | 5* | 01-05 | 2,260 | $2,320,000 | $1,026 | — | Nov 2024 | Resale |
| BEDOK COURT | 16 | OCR | 5* | 01-05 | 2,271 | $2,205,000 | $971 | — | Sep 2024 | Resale |
| BEDOK COURT | 16 | OCR | 5* | 01-05 | 2,271 | $2,260,000 | $995 | — | Aug 2024 | Resale |
| BEDOK COURT | 16 | OCR | 5* | 11-15 | 2,411 | $2,310,000 | $958 | — | Aug 2024 | Resale |
| BEDOK COURT | 16 | OCR | 5* | 06-10 | 2,411 | $2,250,000 | $933 | — | Aug 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.