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 |
|---|---|---|---|---|---|---|---|---|---|---|
| COSTA RHU | 15 | RCR | 2 | 06-10 | 1,335 | $2,220,000 | $1,663 | $2,079 | Mar 2026 | Resale |
| COSTA RHU | 15 | RCR | 2 | 01-05 | 1,399 | $1,980,000 | $1,415 | $1,769 | Feb 2026 | Resale |
| COSTA RHU | 15 | RCR | 3 | 01-05 | 1,776 | $3,030,000 | $1,706 | $2,133 | Feb 2026 | Resale |
| COSTA RHU | 15 | RCR | 2 | 01-05 | 1,561 | $1,820,000 | $1,166 | $1,458 | Feb 2026 | Resale |
| COSTA RHU | 15 | RCR | 2 | 01-05 | 1,012 | $1,410,000 | $1,394 | $1,743 | Jan 2026 | Resale |
| COSTA RHU | 15 | RCR | 2 | 01-05 | 1,399 | $1,950,000 | $1,394 | $1,743 | Jan 2026 | Resale |
| COSTA RHU | 15 | RCR | 4 | 06-10 | 1,970 | $3,570,000 | $1,812 | $2,265 | Jan 2026 | Resale |
| COSTA RHU | 15 | RCR | 3 | 06-10 | 1,647 | $2,800,000 | $1,700 | $2,125 | Jan 2026 | Resale |
| COSTA RHU | 15 | RCR | 3 | 01-05 | 1,776 | $3,030,000 | $1,706 | $2,133 | Jan 2026 | Resale |
| COSTA RHU | 15 | RCR | 3 | 11-15 | 1,776 | $3,231,000 | $1,819 | $2,274 | Jan 2026 | Resale |
| COSTA RHU | 15 | RCR | 2 | 11-15 | 1,399 | $2,260,000 | $1,615 | $2,019 | Jan 2026 | Resale |
| COSTA RHU | 15 | RCR | 2 | 01-05 | 990 | $1,591,000 | $1,607 | $2,009 | Dec 2025 | Resale |
| COSTA RHU | 15 | RCR | 2 | 11-15 | 1,399 | $1,920,000 | $1,372 | $1,715 | Nov 2025 | Resale |
| COSTA RHU | 15 | RCR | 2 | 11-15 | 1,345 | $2,200,000 | $1,635 | $2,044 | Nov 2025 | Resale |
| COSTA RHU | 15 | RCR | 2 | 01-05 | 1,442 | $1,680,000 | $1,165 | $1,456 | Oct 2025 | Resale |
| COSTA RHU | 15 | RCR | 2 | 01-05 | 990 | $1,500,000 | $1,515 | $1,894 | Oct 2025 | Resale |
| COSTA RHU | 15 | RCR | 3 | 11-15 | 1,765 | $3,115,000 | $1,765 | $2,207 | Oct 2025 | Resale |
| COSTA RHU | 15 | RCR | 3 | 11-15 | 1,776 | $3,080,000 | $1,734 | $2,168 | Aug 2025 | Resale |
| COSTA RHU | 15 | RCR | 2 | 01-05 | 1,345 | $1,790,000 | $1,330 | $1,663 | Jul 2025 | Resale |
| COSTA RHU | 15 | RCR | 3 | 06-10 | 1,647 | $2,825,000 | $1,715 | $2,144 | Jun 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.