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 VIEW RESIDENCES | 17 | OCR | 3 | 01-05 | 1,141 | $1,430,000 | $1,253 | $1,319 | Sep 2025 | Resale |
| COASTAL VIEW RESIDENCES | 17 | OCR | 5* | 01-05 | 2,120 | $2,438,000 | $1,150 | $1,211 | Mar 2025 | Resale |
| COASTAL VIEW RESIDENCES | 17 | OCR | 5* | 01-05 | 2,110 | $2,360,000 | $1,119 | $1,178 | Jan 2025 | Resale |
| COASTAL VIEW RESIDENCES | 17 | OCR | 3 | 01-05 | 1,152 | $1,313,888 | $1,141 | $1,201 | Jan 2025 | Resale |
| COASTAL VIEW RESIDENCES | 17 | OCR | 3 | 01-05 | 1,152 | $1,388,000 | $1,205 | $1,268 | Dec 2024 | Resale |
| COASTAL VIEW RESIDENCES | 17 | OCR | 5* | 01-05 | 2,120 | $2,400,000 | $1,132 | $1,192 | Sep 2024 | Resale |
| COASTAL VIEW RESIDENCES | 17 | OCR | 4* | 01-05 | 1,518 | $1,670,000 | $1,100 | $1,158 | Apr 2024 | Resale |
| COASTAL VIEW RESIDENCES | 17 | OCR | 3 | 01-05 | 1,163 | $1,300,000 | $1,118 | $1,177 | Dec 2023 | Resale |
| COASTAL VIEW RESIDENCES | 17 | OCR | 3 | 01-05 | 1,163 | $1,310,000 | $1,127 | $1,186 | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.