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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| CORALIS | 15 | RCR | 1 | 01-05 | 495 | $1,000,000 | $2,020 | — | May 2026 | Resale |
| CORALIS | 15 | RCR | 2 | 06-10 | 861 | $2,038,000 | $2,367 | — | Apr 2026 | Resale |
| CORALIS | 15 | RCR | 3 | 11-15 | 1,227 | $2,850,000 | $2,323 | — | Mar 2026 | Resale |
| CORALIS | 15 | RCR | 1 | 11-15 | 495 | $1,025,000 | $2,070 | — | Nov 2025 | Resale |
| CORALIS | 15 | RCR | 3 | 16-20 | 1,259 | $3,138,888 | $2,492 | — | Sep 2025 | Resale |
| CORALIS | 15 | RCR | 1 | 01-05 | 495 | $1,080,000 | $2,181 | — | Jul 2025 | Resale |
| CORALIS | 15 | RCR | 5* | 16-20 | 2,669 | $3,500,000 | $1,311 | — | Jul 2025 | Resale |
| CORALIS | 15 | RCR | 2 | 01-05 | 807 | $1,800,000 | $2,230 | — | Apr 2025 | Resale |
| CORALIS | 15 | RCR | 3 | 01-05 | 1,227 | $2,688,888 | $2,191 | — | Mar 2025 | Resale |
| CORALIS | 15 | RCR | 2 | 06-10 | 861 | $1,880,000 | $2,183 | — | Apr 2024 | Resale |
| CORALIS | 15 | RCR | 2 | 16-20 | 904 | $1,920,000 | $2,124 | — | Feb 2024 | Resale |
| CORALIS | 15 | RCR | 2 | 16-20 | 904 | $1,900,000 | $2,101 | — | Oct 2023 | Resale |
| CORALIS | 15 | RCR | 3 | 16-20 | 1,281 | $2,888,000 | $2,255 | — | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.