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 |
|---|---|---|---|---|---|---|---|---|---|---|
| BOATHOUSE RESIDENCES | 19 | OCR | 3* | 16-20 | 1,119 | $1,690,000 | $1,510 | $1,718 | Apr 2026 | Resale |
| BOATHOUSE RESIDENCES | 19 | OCR | 2* | 01-05 | 732 | $990,000 | $1,353 | $1,539 | Mar 2026 | Resale |
| BOATHOUSE RESIDENCES | 19 | OCR | 3* | 06-10 | 915 | $1,288,000 | $1,408 | $1,602 | Mar 2026 | Resale |
| BOATHOUSE RESIDENCES | 19 | OCR | 2* | 01-05 | 840 | $1,188,000 | $1,415 | $1,610 | Feb 2026 | Resale |
| BOATHOUSE RESIDENCES | 19 | OCR | 3* | 11-15 | 1,119 | $1,708,000 | $1,526 | $1,736 | Feb 2026 | Resale |
| BOATHOUSE RESIDENCES | 19 | OCR | 3* | 06-10 | 1,119 | $1,600,000 | $1,429 | $1,626 | Jan 2026 | Resale |
| BOATHOUSE RESIDENCES | 19 | OCR | 4* | 16-20 | 1,464 | $2,280,000 | $1,557 | $1,771 | Jan 2026 | Resale |
| BOATHOUSE RESIDENCES | 19 | OCR | 3* | 16-20 | 1,119 | $1,690,000 | $1,510 | $1,718 | Dec 2025 | Resale |
| BOATHOUSE RESIDENCES | 19 | OCR | 3* | 11-15 | 1,238 | $1,720,000 | $1,390 | $1,581 | Nov 2025 | Resale |
| BOATHOUSE RESIDENCES | 19 | OCR | 3* | 06-10 | 1,055 | $1,510,000 | $1,431 | $1,628 | Oct 2025 | Resale |
| BOATHOUSE RESIDENCES | 19 | OCR | 3* | 11-15 | 1,001 | $1,443,888 | $1,442 | $1,641 | Sep 2025 | Resale |
| BOATHOUSE RESIDENCES | 19 | OCR | 3* | 01-05 | 915 | $1,180,000 | $1,290 | $1,468 | Sep 2025 | Resale |
| BOATHOUSE RESIDENCES | 19 | OCR | 3* | 01-05 | 1,001 | $1,360,000 | $1,359 | $1,546 | Aug 2025 | Resale |
| BOATHOUSE RESIDENCES | 19 | OCR | 3* | 06-10 | 1,238 | $1,660,000 | $1,341 | $1,526 | Aug 2025 | Resale |
| BOATHOUSE RESIDENCES | 19 | OCR | 4* | 06-10 | 1,464 | $2,150,000 | $1,469 | $1,671 | Aug 2025 | Resale |
| BOATHOUSE RESIDENCES | 19 | OCR | 3* | 11-15 | 915 | $1,308,000 | $1,430 | $1,627 | Aug 2025 | Resale |
| BOATHOUSE RESIDENCES | 19 | OCR | 3* | 06-10 | 1,119 | $1,525,000 | $1,362 | $1,550 | Jul 2025 | Resale |
| BOATHOUSE RESIDENCES | 19 | OCR | 3* | 06-10 | 915 | $1,300,000 | $1,421 | $1,617 | Jun 2025 | Resale |
| BOATHOUSE RESIDENCES | 19 | OCR | 4* | 06-10 | 1,464 | $2,050,000 | $1,400 | $1,593 | Jun 2025 | Resale |
| BOATHOUSE RESIDENCES | 19 | OCR | 2* | 06-10 | 732 | $1,080,000 | $1,476 | $1,679 | May 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.