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 |
|---|---|---|---|---|---|---|---|---|---|---|
| COTE D'AZUR | 15 | RCR | 4* | 16-20 | 1,292 | $2,700,000 | $2,090 | $2,500 | Apr 2026 | Resale |
| COTE D'AZUR | 15 | RCR | 4* | 16-20 | 1,313 | $2,750,000 | $2,094 | $2,505 | Apr 2026 | Resale |
| COTE D'AZUR | 15 | RCR | 3* | 06-10 | 1,141 | $2,100,000 | $1,841 | $2,202 | Mar 2026 | Resale |
| COTE D'AZUR | 15 | RCR | 4* | 16-20 | 1,292 | $2,700,000 | $2,090 | $2,500 | Mar 2026 | Resale |
| COTE D'AZUR | 15 | RCR | 4* | 11-15 | 1,539 | $3,220,000 | $2,092 | $2,502 | Feb 2026 | Resale |
| COTE D'AZUR | 15 | RCR | 2* | 01-05 | 840 | $1,480,000 | $1,763 | $2,109 | Jan 2026 | Resale |
| COTE D'AZUR | 15 | RCR | 4* | 01-05 | 1,539 | $2,838,800 | $1,844 | $2,206 | Jan 2026 | Resale |
| COTE D'AZUR | 15 | RCR | 4* | 11-15 | 1,313 | $2,708,000 | $2,062 | $2,467 | Jan 2026 | Resale |
| COTE D'AZUR | 15 | RCR | 3* | 06-10 | 1,109 | $2,035,000 | $1,836 | $2,196 | Nov 2025 | Resale |
| COTE D'AZUR | 15 | RCR | 3* | 06-10 | 1,141 | $2,138,888 | $1,875 | $2,243 | Oct 2025 | Resale |
| COTE D'AZUR | 15 | RCR | 3* | 01-05 | 1,109 | $1,980,000 | $1,786 | $2,136 | Sep 2025 | Resale |
| COTE D'AZUR | 15 | RCR | 4* | 06-10 | 1,539 | $2,940,000 | $1,910 | $2,285 | Sep 2025 | Resale |
| COTE D'AZUR | 15 | RCR | 3* | 06-10 | 1,152 | $2,060,000 | $1,789 | $2,140 | Sep 2025 | Resale |
| COTE D'AZUR | 15 | RCR | 4* | 06-10 | 1,389 | $2,590,000 | $1,865 | $2,231 | Aug 2025 | Resale |
| COTE D'AZUR | 15 | RCR | 4* | 16-20 | 1,281 | $2,750,000 | $2,147 | $2,568 | Jun 2025 | Resale |
| COTE D'AZUR | 15 | RCR | 3* | 16-20 | 1,141 | $2,050,000 | $1,797 | $2,150 | May 2025 | Resale |
| COTE D'AZUR | 15 | RCR | 3* | 16-20 | 1,109 | $2,100,000 | $1,894 | $2,266 | May 2025 | Resale |
| COTE D'AZUR | 15 | RCR | 4* | 01-05 | 1,367 | $2,580,000 | $1,887 | $2,257 | Apr 2025 | Resale |
| COTE D'AZUR | 15 | RCR | 3* | 16-20 | 1,109 | $2,080,000 | $1,876 | $2,244 | Apr 2025 | Resale |
| COTE D'AZUR | 15 | RCR | 4* | 11-15 | 1,539 | $3,180,000 | $2,066 | $2,471 | Mar 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.