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 |
|---|---|---|---|---|---|---|---|---|---|---|
| BEDOK COURT | 16 | OCR | 5* | 06-10 | 1,733 | $1,800,000 | $1,039 | $1,415 | Oct 2025 | Resale |
| BEDOK COURT | 16 | OCR | 3* | 06-10 | 1,173 | $1,265,000 | $1,078 | $1,468 | Aug 2025 | Resale |
| BEDOK COURT | 16 | OCR | 3* | 11-15 | 1,173 | $1,250,000 | $1,065 | $1,450 | Aug 2025 | Resale |
| BEDOK COURT | 16 | OCR | 5* | 11-15 | 2,271 | $2,460,000 | $1,083 | $1,475 | Jul 2025 | Resale |
| BEDOK COURT | 16 | OCR | 5* | 01-05 | 2,411 | $2,450,000 | $1,016 | $1,384 | Jun 2025 | Resale |
| BEDOK COURT | 16 | OCR | 5* | 01-05 | 2,411 | $2,388,000 | $990 | $1,348 | Jun 2025 | Resale |
| BEDOK COURT | 16 | OCR | 5* | 11-15 | 1,733 | $1,588,000 | $916 | $1,247 | Jun 2025 | Resale |
| BEDOK COURT | 16 | OCR | 5* | 01-05 | 2,293 | $2,310,000 | $1,008 | $1,373 | Apr 2025 | Resale |
| BEDOK COURT | 16 | OCR | 5* | 01-05 | 2,411 | $2,410,000 | $1,000 | $1,362 | Apr 2025 | Resale |
| BEDOK COURT | 16 | OCR | 5* | 11-15 | 2,271 | $2,200,000 | $969 | $1,320 | Mar 2025 | Resale |
| BEDOK COURT | 16 | OCR | 5* | 11-15 | 2,077 | $2,148,000 | $1,034 | $1,408 | Mar 2025 | Resale |
| BEDOK COURT | 16 | OCR | 5* | 01-05 | 2,411 | $2,288,000 | $949 | $1,292 | Mar 2025 | Resale |
| BEDOK COURT | 16 | OCR | 5* | 11-15 | 2,271 | $2,250,000 | $991 | $1,349 | Feb 2025 | Resale |
| BEDOK COURT | 16 | OCR | 5* | 06-10 | 2,411 | $2,350,000 | $975 | $1,328 | Jan 2025 | Resale |
| BEDOK COURT | 16 | OCR | 5* | 01-05 | 2,260 | $2,320,000 | $1,026 | $1,397 | Nov 2024 | Resale |
| BEDOK COURT | 16 | OCR | 5* | 01-05 | 2,271 | $2,205,000 | $971 | $1,322 | Sep 2024 | Resale |
| BEDOK COURT | 16 | OCR | 5* | 11-15 | 2,411 | $2,310,000 | $958 | $1,305 | Aug 2024 | Resale |
| BEDOK COURT | 16 | OCR | 5* | 01-05 | 2,271 | $2,260,000 | $995 | $1,355 | Aug 2024 | Resale |
| BEDOK COURT | 16 | OCR | 5* | 06-10 | 2,411 | $2,250,000 | $933 | $1,271 | Aug 2024 | Resale |
| BEDOK COURT | 16 | OCR | 5* | 06-10 | 2,411 | $2,280,000 | $946 | $1,288 | Aug 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.