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 |
|---|---|---|---|---|---|---|---|---|---|---|
| CORALS AT KEPPEL BAY | 4 | RCR | 3 | 06-10 | 1,313 | $2,710,000 | $2,064 | $2,388 | Mar 2026 | Resale |
| CORALS AT KEPPEL BAY | 4 | RCR | 2 | 01-05 | 990 | $1,780,000 | $1,797 | $2,079 | Feb 2026 | Resale |
| CORALS AT KEPPEL BAY | 4 | RCR | 3* | 06-10 | 1,055 | $2,220,000 | $2,105 | $2,435 | Jan 2026 | Resale |
| CORALS AT KEPPEL BAY | 4 | RCR | 2 | 06-10 | 861 | $1,880,000 | $2,183 | $2,525 | Jan 2026 | Resale |
| CORALS AT KEPPEL BAY | 4 | RCR | 3* | 01-05 | 904 | $1,800,000 | $1,991 | $2,303 | Oct 2025 | Resale |
| CORALS AT KEPPEL BAY | 4 | RCR | 1 | 01-05 | 893 | $1,750,000 | $1,959 | $2,266 | Sep 2025 | Resale |
| CORALS AT KEPPEL BAY | 4 | RCR | 3 | 01-05 | 1,539 | $3,188,000 | $2,071 | $2,396 | Sep 2025 | Resale |
| CORALS AT KEPPEL BAY | 4 | RCR | 3 | 01-05 | 1,421 | $2,825,000 | $1,988 | $2,300 | Sep 2025 | Resale |
| CORALS AT KEPPEL BAY | 4 | RCR | 2* | 01-05 | 689 | $1,300,000 | $1,887 | $2,183 | Aug 2025 | Resale |
| CORALS AT KEPPEL BAY | 4 | RCR | 2 | 01-05 | 969 | $1,988,000 | $2,052 | $2,374 | Aug 2025 | Resale |
| CORALS AT KEPPEL BAY | 4 | RCR | 4 | 06-10 | 4,725 | $9,500,000 | $2,010 | $2,325 | Aug 2025 | Resale |
| CORALS AT KEPPEL BAY | 4 | RCR | 4* | 01-05 | 1,496 | $3,330,000 | $2,226 | $2,575 | Aug 2025 | Resale |
| CORALS AT KEPPEL BAY | 4 | RCR | 2 | 01-05 | 926 | $1,700,000 | $1,836 | $2,124 | Jul 2025 | Resale |
| CORALS AT KEPPEL BAY | 4 | RCR | 3 | 06-10 | 1,475 | $3,200,000 | $2,170 | $2,510 | Jul 2025 | Resale |
| CORALS AT KEPPEL BAY | 4 | RCR | 3* | 06-10 | 958 | $1,920,000 | $2,004 | $2,318 | Apr 2025 | Resale |
| CORALS AT KEPPEL BAY | 4 | RCR | 2* | 06-10 | 850 | $1,880,000 | $2,211 | $2,558 | Apr 2025 | Resale |
| CORALS AT KEPPEL BAY | 4 | RCR | 3 | 01-05 | 1,281 | $2,600,000 | $2,030 | $2,348 | Mar 2025 | Resale |
| CORALS AT KEPPEL BAY | 4 | RCR | 2 | 01-05 | 915 | $1,750,000 | $1,913 | $2,213 | Mar 2025 | Resale |
| CORALS AT KEPPEL BAY | 4 | RCR | 3 | 01-05 | 1,249 | $2,800,000 | $2,242 | $2,593 | Mar 2025 | Resale |
| CORALS AT KEPPEL BAY | 4 | RCR | 2 | 01-05 | 926 | $1,733,000 | $1,872 | $2,165 | Mar 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.