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 CABANA | 17 | OCR | 4 | 11-15 | 1,055 | $1,927,000 | $1,827 | $1,907 | Apr 2026 | New Sale |
| COASTAL CABANA | 17 | OCR | 3 | 11-15 | 915 | $1,574,000 | $1,720 | $1,795 | Apr 2026 | New Sale |
| COASTAL CABANA | 17 | OCR | 4 | 01-05 | 990 | $1,739,000 | $1,756 | $1,833 | Apr 2026 | New Sale |
| COASTAL CABANA | 17 | OCR | 4 | 06-10 | 1,206 | $2,177,000 | $1,806 | $1,885 | Apr 2026 | New Sale |
| COASTAL CABANA | 17 | OCR | 3 | 01-05 | 915 | $1,592,000 | $1,740 | $1,816 | Apr 2026 | New Sale |
| COASTAL CABANA | 17 | OCR | 4 | 06-10 | 1,012 | $1,825,000 | $1,804 | $1,883 | Apr 2026 | New Sale |
| COASTAL CABANA | 17 | OCR | 3 | 01-05 | 915 | $1,685,000 | $1,842 | $1,923 | Apr 2026 | New Sale |
| COASTAL CABANA | 17 | OCR | 3 | 01-05 | 915 | $1,614,000 | $1,764 | $1,841 | Apr 2026 | New Sale |
| COASTAL CABANA | 17 | OCR | 3 | 01-05 | 915 | $1,684,000 | $1,841 | $1,922 | Apr 2026 | New Sale |
| COASTAL CABANA | 17 | OCR | 4 | 01-05 | 1,012 | $1,804,000 | $1,783 | $1,861 | Apr 2026 | New Sale |
| COASTAL CABANA | 17 | OCR | 4 | 01-05 | 1,163 | $2,025,000 | $1,742 | $1,818 | Mar 2026 | New Sale |
| COASTAL CABANA | 17 | OCR | 3 | 01-05 | 915 | $1,633,000 | $1,785 | $1,863 | Mar 2026 | New Sale |
| COASTAL CABANA | 17 | OCR | 3 | 01-05 | 915 | $1,690,000 | $1,847 | $1,928 | Mar 2026 | New Sale |
| COASTAL CABANA | 17 | OCR | 4 | 01-05 | 1,055 | $1,874,000 | $1,777 | $1,855 | Mar 2026 | New Sale |
| COASTAL CABANA | 17 | OCR | 3 | 06-10 | 915 | $1,683,000 | $1,839 | $1,920 | Mar 2026 | New Sale |
| COASTAL CABANA | 17 | OCR | 3 | 06-10 | 915 | $1,662,000 | $1,817 | $1,897 | Mar 2026 | New Sale |
| COASTAL CABANA | 17 | OCR | 4 | 01-05 | 1,012 | $1,786,000 | $1,765 | $1,842 | Mar 2026 | New Sale |
| COASTAL CABANA | 17 | OCR | 4 | 01-05 | 1,012 | $1,829,000 | $1,808 | $1,887 | Mar 2026 | New Sale |
| COASTAL CABANA | 17 | OCR | 3 | 06-10 | 915 | $1,612,000 | $1,762 | $1,839 | Mar 2026 | New Sale |
| COASTAL CABANA | 17 | OCR | 3 | 11-15 | 915 | $1,701,000 | $1,859 | $1,941 | Mar 2026 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.