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 |
|---|---|---|---|---|---|---|---|---|---|---|
| COCO PALMS | 18 | OCR | 4 | 01-05 | 1,259 | $2,050,000 | $1,628 | $1,875 | Apr 2026 | Resale |
| COCO PALMS | 18 | OCR | 2 | 06-10 | 753 | $1,268,000 | $1,683 | $1,939 | Apr 2026 | Resale |
| COCO PALMS | 18 | OCR | 2 | 06-10 | 743 | $1,245,000 | $1,676 | $1,931 | Apr 2026 | Resale |
| COCO PALMS | 18 | OCR | 1 | 11-15 | 463 | $815,000 | $1,761 | $2,029 | Mar 2026 | Resale |
| COCO PALMS | 18 | OCR | 4 | 06-10 | 1,378 | $2,288,000 | $1,661 | $1,913 | Mar 2026 | Resale |
| COCO PALMS | 18 | OCR | 4 | 06-10 | 1,389 | $2,260,000 | $1,628 | $1,875 | Mar 2026 | Resale |
| COCO PALMS | 18 | OCR | 2 | 11-15 | 743 | $1,315,000 | $1,771 | $2,040 | Mar 2026 | Resale |
| COCO PALMS | 18 | OCR | 4 | 11-15 | 1,475 | $2,372,000 | $1,609 | $1,853 | Feb 2026 | Resale |
| COCO PALMS | 18 | OCR | 4 | 06-10 | 1,378 | $2,350,000 | $1,706 | $1,965 | Feb 2026 | Resale |
| COCO PALMS | 18 | OCR | 2 | 06-10 | 753 | $1,250,000 | $1,659 | $1,911 | Feb 2026 | Resale |
| COCO PALMS | 18 | OCR | 2 | 11-15 | 743 | $1,301,888 | $1,753 | $2,019 | Jan 2026 | Resale |
| COCO PALMS | 18 | OCR | 2 | 11-15 | 743 | $1,285,000 | $1,730 | $1,993 | Jan 2026 | Resale |
| COCO PALMS | 18 | OCR | 4 | 11-15 | 1,259 | $2,200,000 | $1,747 | $2,012 | Jan 2026 | Resale |
| COCO PALMS | 18 | OCR | 2 | 06-10 | 743 | $1,260,000 | $1,696 | $1,954 | Jan 2026 | Resale |
| COCO PALMS | 18 | OCR | 4 | 01-05 | 1,378 | $2,200,000 | $1,597 | $1,840 | Dec 2025 | Resale |
| COCO PALMS | 18 | OCR | 3 | 06-10 | 1,152 | $1,900,000 | $1,650 | $1,901 | Dec 2025 | Resale |
| COCO PALMS | 18 | OCR | 2 | 01-05 | 743 | $1,288,000 | $1,734 | $1,997 | Dec 2025 | Resale |
| COCO PALMS | 18 | OCR | 3* | 01-05 | 915 | $1,530,000 | $1,672 | $1,926 | Nov 2025 | Resale |
| COCO PALMS | 18 | OCR | 1 | 11-15 | 463 | $815,000 | $1,761 | $2,029 | Oct 2025 | Resale |
| COCO PALMS | 18 | OCR | 2 | 01-05 | 753 | $1,269,000 | $1,684 | $1,940 | Sep 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.