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 |
|---|---|---|---|---|---|---|---|---|---|---|
| EAST COAST RESIDENCES | 16 | OCR | 2 | 01-05 | 936 | $1,650,000 | $1,762 | $1,762 | Oct 2025 | Resale |
| EAST COAST RESIDENCES | 16 | OCR | 3 | 01-05 | 1,453 | $2,200,000 | $1,514 | $1,514 | Jul 2025 | Resale |
| EAST COAST RESIDENCES | 16 | OCR | 3 | 01-05 | 1,001 | $1,790,000 | $1,788 | $1,788 | Jul 2025 | Resale |
| EAST COAST RESIDENCES | 16 | OCR | 3 | 01-05 | 1,023 | $1,860,000 | $1,819 | $1,819 | Feb 2025 | Resale |
| EAST COAST RESIDENCES | 16 | OCR | 1 | 01-05 | 517 | $950,000 | $1,839 | $1,839 | Feb 2025 | Resale |
| EAST COAST RESIDENCES | 16 | OCR | 3 | 01-05 | 1,023 | $1,802,000 | $1,762 | $1,762 | Nov 2024 | Resale |
| EAST COAST RESIDENCES | 16 | OCR | 3 | 01-05 | 1,055 | $1,800,000 | $1,706 | $1,706 | Nov 2024 | Resale |
| EAST COAST RESIDENCES | 16 | OCR | 3 | 01-05 | 1,023 | $1,800,000 | $1,760 | $1,760 | Nov 2024 | Resale |
| EAST COAST RESIDENCES | 16 | OCR | 2 | 01-05 | 872 | $1,400,000 | $1,606 | $1,606 | Jun 2024 | Resale |
| EAST COAST RESIDENCES | 16 | OCR | 2 | 01-05 | 1,561 | $1,950,000 | $1,249 | $1,249 | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.