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 |
|---|---|---|---|---|---|---|---|---|---|---|
| BLU CORAL | 15 | OCR | 3 | 01-05 | 1,163 | $1,960,000 | $1,686 | — | Mar 2026 | Resale |
| BLU CORAL | 15 | OCR | 3 | 01-05 | 1,076 | $1,820,000 | $1,691 | — | Sep 2025 | Resale |
| BLU CORAL | 15 | OCR | 1 | 01-05 | 506 | $845,000 | $1,670 | — | Sep 2025 | Resale |
| BLU CORAL | 15 | OCR | 1 | 01-05 | 506 | $905,000 | $1,789 | — | Sep 2025 | Resale |
| BLU CORAL | 15 | OCR | 3 | 01-05 | 1,141 | $1,750,000 | $1,534 | — | Aug 2025 | Resale |
| BLU CORAL | 15 | OCR | 3 | 01-05 | 1,195 | $1,850,000 | $1,548 | — | Aug 2025 | Resale |
| BLU CORAL | 15 | OCR | 4* | 01-05 | 1,464 | $1,388,888 | $949 | — | Dec 2024 | Resale |
| BLU CORAL | 15 | OCR | 3 | 01-05 | 1,851 | $2,200,000 | $1,188 | — | Sep 2024 | Resale |
| BLU CORAL | 15 | OCR | 3 | 01-05 | 1,087 | $1,668,000 | $1,534 | — | Jun 2024 | Resale |
| BLU CORAL | 15 | OCR | 2 | 01-05 | 872 | $1,338,000 | $1,535 | — | May 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.