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 | 1,012 | $1,935,000 | $1,912 | $1,996 | May 2026 | New Sale |
| COASTAL CABANA | 17 | OCR | 3 | 06-10 | 915 | $1,692,000 | $1,849 | $1,930 | May 2026 | New Sale |
| COASTAL CABANA | 17 | OCR | 4 | 06-10 | 1,012 | $1,818,000 | $1,797 | $1,892 | May 2026 | New Sale |
| COASTAL CABANA | 17 | OCR | 4 | 01-05 | 1,012 | $1,811,000 | $1,790 | $1,884 | May 2026 | New Sale |
| COASTAL CABANA | 17 | OCR | 3 | 06-10 | 915 | $1,616,000 | $1,766 | $1,859 | May 2026 | New Sale |
| COASTAL CABANA | 17 | OCR | 3 | 01-05 | 915 | $1,657,000 | $1,811 | $1,890 | May 2026 | New Sale |
| COASTAL CABANA | 17 | OCR | 4 | 06-10 | 1,163 | $2,102,000 | $1,808 | $1,903 | May 2026 | New Sale |
| COASTAL CABANA | 17 | OCR | 4 | 11-15 | 1,206 | $2,210,000 | $1,833 | $1,929 | May 2026 | New Sale |
| COASTAL CABANA | 17 | OCR | 3 | 01-05 | 915 | $1,627,000 | $1,778 | $1,856 | May 2026 | New Sale |
| COASTAL CABANA | 17 | OCR | 3 | 11-15 | 915 | $1,738,000 | $1,900 | $1,983 | May 2026 | New Sale |
| COASTAL CABANA | 17 | OCR | 3 | 06-10 | 915 | $1,708,000 | $1,867 | $1,949 | May 2026 | New Sale |
| COASTAL CABANA | 17 | OCR | 3 | 01-05 | 915 | $1,690,000 | $1,847 | $1,928 | May 2026 | New Sale |
| COASTAL CABANA | 17 | OCR | 4 | 11-15 | 1,206 | $2,202,000 | $1,827 | $1,923 | May 2026 | New Sale |
| COASTAL CABANA | 17 | OCR | 3 | 11-15 | 915 | $1,723,000 | $1,883 | $1,966 | May 2026 | New Sale |
| COASTAL CABANA | 17 | OCR | 4 | 06-10 | 1,206 | $2,161,000 | $1,793 | $1,872 | May 2026 | New Sale |
| COASTAL CABANA | 17 | OCR | 3 | 06-10 | 915 | $1,611,000 | $1,761 | $1,838 | May 2026 | New Sale |
| COASTAL CABANA | 17 | OCR | 3 | 01-05 | 915 | $1,691,000 | $1,848 | $1,929 | May 2026 | New Sale |
| COASTAL CABANA | 17 | OCR | 4 | 01-05 | 1,012 | $1,829,000 | $1,808 | $1,903 | May 2026 | New Sale |
| COASTAL CABANA | 17 | OCR | 3 | 01-05 | 915 | $1,656,000 | $1,810 | $1,889 | May 2026 | New Sale |
| COASTAL CABANA | 17 | OCR | 4 | 01-05 | 1,163 | $2,086,000 | $1,794 | $1,873 | May 2026 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.