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 |
|---|---|---|---|---|---|---|---|---|---|---|
| CORAL PARK | 20 | RCR | 5* | - | 1,680 | $3,980,000 | $2,369 | $2,369 | Oct 2025 | Resale |
| CORAL PARK | 20 | RCR | 5* | - | 1,680 | $4,370,000 | $2,601 | $2,601 | Mar 2025 | Resale |
| CORAL PARK | 20 | RCR | 5* | - | 1,680 | $4,400,000 | $2,619 | $2,619 | Nov 2024 | Resale |
| CORAL PARK | 20 | RCR | 5* | - | 2,687 | $6,675,889 | $2,485 | $2,485 | Nov 2024 | Resale |
| CORAL PARK | 20 | RCR | 5* | - | 1,772 | $4,730,000 | $2,670 | $2,670 | Nov 2024 | Resale |
| CORAL PARK | 20 | RCR | 5* | - | 1,680 | $4,466,000 | $2,658 | $2,658 | Oct 2024 | Resale |
| CORAL PARK | 20 | RCR | 5* | - | 1,882 | $4,920,000 | $2,615 | $2,615 | Oct 2024 | Resale |
| CORAL PARK | 20 | RCR | 5* | - | 1,680 | $4,200,000 | $2,500 | $2,500 | Aug 2024 | Resale |
| CORAL PARK | 20 | RCR | 5* | - | 1,680 | $3,300,000 | $1,964 | $1,964 | Jul 2024 | Resale |
| CORAL PARK | 20 | RCR | 5* | - | 1,680 | $4,350,000 | $2,589 | $2,589 | Dec 2023 | Resale |
| CORAL PARK | 20 | RCR | 5* | - | 1,680 | $4,338,000 | $2,582 | $2,582 | Nov 2023 | Resale |
| CORAL PARK | 20 | RCR | 5* | - | 5,600 | $10,668,000 | $1,905 | $1,905 | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.