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 |
|---|---|---|---|---|---|---|---|---|---|---|
| CARIBBEAN AT KEPPEL BAY | 4 | RCR | 3 | 06-10 | 1,356 | $2,830,000 | $2,087 | $2,525 | Apr 2026 | Resale |
| CARIBBEAN AT KEPPEL BAY | 4 | RCR | 2 | 06-10 | 893 | $1,800,000 | $2,015 | $2,438 | Mar 2026 | Resale |
| CARIBBEAN AT KEPPEL BAY | 4 | RCR | 3 | 01-05 | 1,281 | $2,395,000 | $1,870 | $2,263 | Mar 2026 | Resale |
| CARIBBEAN AT KEPPEL BAY | 4 | RCR | 2 | 01-05 | 893 | $1,714,000 | $1,919 | $2,322 | Mar 2026 | Resale |
| CARIBBEAN AT KEPPEL BAY | 4 | RCR | 2 | 06-10 | 904 | $1,835,000 | $2,029 | $2,455 | Mar 2026 | Resale |
| CARIBBEAN AT KEPPEL BAY | 4 | RCR | 3 | 01-05 | 1,206 | $2,300,000 | $1,908 | $2,309 | Mar 2026 | Resale |
| CARIBBEAN AT KEPPEL BAY | 4 | RCR | 3 | 01-05 | 1,335 | $2,720,000 | $2,038 | $2,466 | Feb 2026 | Resale |
| CARIBBEAN AT KEPPEL BAY | 4 | RCR | 3 | 01-05 | 2,282 | $3,480,000 | $1,525 | $1,845 | Feb 2026 | Resale |
| CARIBBEAN AT KEPPEL BAY | 4 | RCR | 3 | 01-05 | 1,206 | $2,380,000 | $1,974 | $2,388 | Feb 2026 | Resale |
| CARIBBEAN AT KEPPEL BAY | 4 | RCR | 3 | 06-10 | 1,206 | $2,488,000 | $2,064 | $2,497 | Jan 2026 | Resale |
| CARIBBEAN AT KEPPEL BAY | 4 | RCR | 2 | 06-10 | 840 | $1,700,000 | $2,025 | $2,450 | Jan 2026 | Resale |
| CARIBBEAN AT KEPPEL BAY | 4 | RCR | 3 | 06-10 | 1,356 | $2,680,000 | $1,976 | $2,391 | Jan 2026 | Resale |
| CARIBBEAN AT KEPPEL BAY | 4 | RCR | 3 | 06-10 | 1,270 | $2,380,000 | $1,874 | $2,267 | Jan 2026 | Resale |
| CARIBBEAN AT KEPPEL BAY | 4 | RCR | 3 | 06-10 | 1,270 | $2,475,000 | $1,949 | $2,358 | Jan 2026 | Resale |
| CARIBBEAN AT KEPPEL BAY | 4 | RCR | 2 | 01-05 | 893 | $1,740,000 | $1,948 | $2,357 | Jan 2026 | Resale |
| CARIBBEAN AT KEPPEL BAY | 4 | RCR | 4 | 01-05 | 2,433 | $5,008,888 | $2,059 | $2,491 | Dec 2025 | Resale |
| CARIBBEAN AT KEPPEL BAY | 4 | RCR | 3 | 01-05 | 1,281 | $2,330,000 | $1,819 | $2,201 | Dec 2025 | Resale |
| CARIBBEAN AT KEPPEL BAY | 4 | RCR | 3 | 01-05 | 1,249 | $2,420,000 | $1,938 | $2,345 | Dec 2025 | Resale |
| CARIBBEAN AT KEPPEL BAY | 4 | RCR | 3 | 01-05 | 1,270 | $1,960,000 | $1,543 | $1,867 | Nov 2025 | Resale |
| CARIBBEAN AT KEPPEL BAY | 4 | RCR | 3 | 01-05 | 1,281 | $2,388,000 | $1,864 | $2,255 | Oct 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.