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 |
|---|---|---|---|---|---|---|---|---|---|---|
| COASTLINE RESIDENCES | 15 | RCR | 1 | 11-15 | 452 | $1,120,000 | $2,477 | $2,477 | Mar 2026 | Resale |
| COASTLINE RESIDENCES | 15 | RCR | 2 | 06-10 | 710 | $2,038,888 | $2,870 | $2,870 | Mar 2026 | Resale |
| COASTLINE RESIDENCES | 15 | RCR | 2 | 01-05 | 710 | $1,780,000 | $2,506 | $2,506 | Feb 2026 | Resale |
| COASTLINE RESIDENCES | 15 | RCR | 1 | 11-15 | 452 | $1,275,888 | $2,822 | $2,822 | Jan 2026 | Resale |
| COASTLINE RESIDENCES | 15 | RCR | 2 | 11-15 | 710 | $1,968,000 | $2,770 | $2,770 | Jan 2026 | Resale |
| COASTLINE RESIDENCES | 15 | RCR | 2 | 11-15 | 710 | $2,220,000 | $3,125 | $3,125 | Dec 2025 | Resale |
| COASTLINE RESIDENCES | 15 | RCR | 2 | 06-10 | 721 | $2,080,000 | $2,884 | $2,884 | Dec 2025 | Resale |
| COASTLINE RESIDENCES | 15 | RCR | 3 | 11-15 | 1,130 | $3,350,000 | $2,964 | $2,964 | Oct 2025 | Resale |
| COASTLINE RESIDENCES | 15 | RCR | 2 | 11-15 | 710 | $1,980,000 | $2,787 | $2,787 | Jun 2025 | Resale |
| COASTLINE RESIDENCES | 15 | RCR | 2 | 16-20 | 743 | $2,128,888 | $2,866 | $2,866 | Feb 2025 | Resale |
| COASTLINE RESIDENCES | 15 | RCR | 1 | 16-20 | 452 | $1,260,000 | $2,787 | $2,787 | Dec 2024 | Sub Sale |
| COASTLINE RESIDENCES | 15 | RCR | 3 | 06-10 | 1,109 | $3,000,000 | $2,706 | $2,706 | Dec 2024 | Sub Sale |
| COASTLINE RESIDENCES | 15 | RCR | 3 | 11-15 | 1,109 | $2,858,000 | $2,578 | $2,578 | Sep 2024 | Sub Sale |
| COASTLINE RESIDENCES | 15 | RCR | 2 | 16-20 | 721 | $2,390,000 | $3,314 | $3,314 | Aug 2024 | Sub Sale |
| COASTLINE RESIDENCES | 15 | RCR | 3 | 16-20 | 1,130 | $3,420,000 | $3,026 | $3,026 | Jul 2024 | Sub Sale |
| COASTLINE RESIDENCES | 15 | RCR | 1 | 01-05 | 452 | $1,200,000 | $2,654 | $2,654 | Jun 2024 | Sub Sale |
| COASTLINE RESIDENCES | 15 | RCR | 2 | 01-05 | 721 | $2,000,000 | $2,773 | $2,773 | Feb 2024 | Sub Sale |
| COASTLINE RESIDENCES | 15 | RCR | 2 | 01-05 | 721 | $1,980,000 | $2,745 | $2,745 | Sep 2023 | Sub Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.