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 |
|---|---|---|---|---|---|---|---|---|---|---|
| CASUARINA COVE | 15 | RCR | 3 | 11-15 | 1,593 | $2,660,000 | $1,670 | — | Feb 2026 | Resale |
| CASUARINA COVE | 15 | RCR | 3 | 01-05 | 1,593 | $2,625,000 | $1,648 | — | Feb 2026 | Resale |
| CASUARINA COVE | 15 | RCR | 2 | 01-05 | 1,216 | $1,824,000 | $1,500 | — | Feb 2026 | Resale |
| CASUARINA COVE | 15 | RCR | 3 | 06-10 | 1,496 | $2,400,000 | $1,604 | — | Aug 2025 | Resale |
| CASUARINA COVE | 15 | RCR | 3 | 11-15 | 1,528 | $2,480,000 | $1,623 | — | Aug 2025 | Resale |
| CASUARINA COVE | 15 | RCR | 3 | 01-05 | 1,625 | $2,725,000 | $1,677 | — | Jul 2025 | Resale |
| CASUARINA COVE | 15 | RCR | 2 | 01-05 | 1,464 | $2,200,000 | $1,503 | — | Jul 2025 | Resale |
| CASUARINA COVE | 15 | RCR | 3 | 16-20 | 1,528 | $2,380,000 | $1,557 | — | Apr 2025 | Resale |
| CASUARINA COVE | 15 | RCR | 3 | 06-10 | 1,593 | $2,460,000 | $1,544 | — | Mar 2025 | Resale |
| CASUARINA COVE | 15 | RCR | 3 | 01-05 | 1,625 | $2,680,000 | $1,649 | — | Dec 2024 | Resale |
| CASUARINA COVE | 15 | RCR | 1 | 06-10 | 807 | $1,350,000 | $1,672 | — | Sep 2024 | Resale |
| CASUARINA COVE | 15 | RCR | 2 | 06-10 | 1,087 | $1,850,000 | $1,702 | — | May 2024 | Resale |
| CASUARINA COVE | 15 | RCR | 1 | 01-05 | 753 | $1,135,000 | $1,506 | — | Mar 2024 | Resale |
| CASUARINA COVE | 15 | RCR | 2 | 01-05 | 1,389 | $2,050,000 | $1,476 | — | Feb 2024 | Resale |
| CASUARINA COVE | 15 | RCR | 2 | 11-15 | 1,389 | $2,260,000 | $1,628 | — | Jan 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.