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 |
|---|---|---|---|---|---|---|---|---|---|---|
| DOUBLE BAY RESIDENCES | 18 | OCR | 2 | 01-05 | 1,001 | $1,488,000 | $1,486 | $1,712 | Apr 2026 | Resale |
| DOUBLE BAY RESIDENCES | 18 | OCR | 2 | 01-05 | 936 | $1,252,000 | $1,337 | $1,540 | Apr 2026 | Resale |
| DOUBLE BAY RESIDENCES | 18 | OCR | 3 | 06-10 | 1,313 | $1,950,000 | $1,485 | $1,711 | Mar 2026 | Resale |
| DOUBLE BAY RESIDENCES | 18 | OCR | 3 | 06-10 | 1,313 | $1,925,000 | $1,466 | $1,689 | Mar 2026 | Resale |
| DOUBLE BAY RESIDENCES | 18 | OCR | 2 | 06-10 | 1,001 | $1,450,000 | $1,448 | $1,668 | Mar 2026 | Resale |
| DOUBLE BAY RESIDENCES | 18 | OCR | 3 | 01-05 | 1,270 | $1,845,000 | $1,453 | $1,674 | Mar 2026 | Resale |
| DOUBLE BAY RESIDENCES | 18 | OCR | 3 | 06-10 | 1,270 | $1,870,000 | $1,472 | $1,696 | Feb 2026 | Resale |
| DOUBLE BAY RESIDENCES | 18 | OCR | 2 | 06-10 | 936 | $1,400,000 | $1,495 | $1,722 | Jan 2026 | Resale |
| DOUBLE BAY RESIDENCES | 18 | OCR | 3 | 01-05 | 1,270 | $1,815,000 | $1,429 | $1,646 | Dec 2025 | Resale |
| DOUBLE BAY RESIDENCES | 18 | OCR | 3 | 06-10 | 1,367 | $2,170,000 | $1,587 | $1,828 | Dec 2025 | Resale |
| DOUBLE BAY RESIDENCES | 18 | OCR | 3 | 11-15 | 1,313 | $1,860,000 | $1,416 | $1,631 | Dec 2025 | Resale |
| DOUBLE BAY RESIDENCES | 18 | OCR | 4 | 01-05 | 1,550 | $2,330,000 | $1,503 | $1,731 | Nov 2025 | Resale |
| DOUBLE BAY RESIDENCES | 18 | OCR | 3 | 06-10 | 1,367 | $2,208,000 | $1,615 | $1,860 | Sep 2025 | Resale |
| DOUBLE BAY RESIDENCES | 18 | OCR | 2 | 06-10 | 936 | $1,380,000 | $1,474 | $1,698 | Sep 2025 | Resale |
| DOUBLE BAY RESIDENCES | 18 | OCR | 3 | 11-15 | 1,270 | $1,785,000 | $1,405 | $1,618 | Sep 2025 | Resale |
| DOUBLE BAY RESIDENCES | 18 | OCR | 3 | 06-10 | 1,270 | $1,800,000 | $1,417 | $1,632 | Sep 2025 | Resale |
| DOUBLE BAY RESIDENCES | 18 | OCR | 4 | 06-10 | 1,561 | $2,348,000 | $1,504 | $1,732 | Aug 2025 | Resale |
| DOUBLE BAY RESIDENCES | 18 | OCR | 3 | 01-05 | 1,367 | $2,160,000 | $1,580 | $1,820 | Aug 2025 | Resale |
| DOUBLE BAY RESIDENCES | 18 | OCR | 3 | 06-10 | 1,270 | $1,820,000 | $1,433 | $1,651 | Aug 2025 | Resale |
| DOUBLE BAY RESIDENCES | 18 | OCR | 4 | 01-05 | 3,703 | $3,580,000 | $967 | $1,114 | Jul 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.