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 |
|---|---|---|---|---|---|---|---|---|---|---|
| COASTAL BREEZE RESIDENCES | 17 | OCR | 3* | 01-05 | 1,216 | $1,425,000 | $1,172 | $1,350 | Feb 2026 | Resale |
| COASTAL BREEZE RESIDENCES | 17 | OCR | 3* | 01-05 | 1,173 | $1,410,000 | $1,202 | $1,385 | Feb 2026 | Resale |
| COASTAL BREEZE RESIDENCES | 17 | OCR | 3* | 01-05 | 1,173 | $1,400,000 | $1,193 | $1,374 | Jan 2026 | Resale |
| COASTAL BREEZE RESIDENCES | 17 | OCR | 3* | 01-05 | 1,173 | $1,328,000 | $1,132 | $1,304 | Aug 2025 | Resale |
| COASTAL BREEZE RESIDENCES | 17 | OCR | 3* | 01-05 | 1,152 | $1,375,000 | $1,194 | $1,375 | Jan 2025 | Resale |
| COASTAL BREEZE RESIDENCES | 17 | OCR | 3* | 01-05 | 1,173 | $1,208,000 | $1,030 | $1,186 | Nov 2024 | Resale |
| COASTAL BREEZE RESIDENCES | 17 | OCR | 3* | 01-05 | 1,152 | $1,270,000 | $1,103 | $1,271 | Nov 2024 | Resale |
| COASTAL BREEZE RESIDENCES | 17 | OCR | 3* | 01-05 | 1,227 | $1,350,000 | $1,100 | $1,267 | Sep 2024 | Resale |
| COASTAL BREEZE RESIDENCES | 17 | OCR | 5* | 01-05 | 2,207 | $1,900,000 | $861 | $992 | Jul 2024 | Resale |
| COASTAL BREEZE RESIDENCES | 17 | OCR | 5* | 01-05 | 2,476 | $1,980,000 | $800 | $922 | Feb 2024 | Resale |
| COASTAL BREEZE RESIDENCES | 17 | OCR | 5* | 01-05 | 2,368 | $2,050,000 | $866 | $998 | Dec 2023 | Resale |
| COASTAL BREEZE RESIDENCES | 17 | OCR | 3* | 01-05 | 1,152 | $1,268,000 | $1,101 | $1,268 | Oct 2023 | Resale |
| COASTAL BREEZE RESIDENCES | 17 | OCR | 3* | 01-05 | 1,173 | $1,250,000 | $1,065 | $1,227 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.