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 |
|---|---|---|---|---|---|---|---|---|---|---|
| EASTERN LAGOON | 15 | OCR | 2* | 11-15 | 753 | $1,280,000 | $1,699 | $1,699 | Apr 2026 | Resale |
| EASTERN LAGOON | 15 | OCR | 4* | 11-15 | 1,378 | $2,380,000 | $1,727 | $1,727 | Jan 2026 | Resale |
| EASTERN LAGOON | 16 | OCR | 2* | 06-10 | 689 | $1,050,000 | $1,524 | $1,524 | Dec 2025 | Resale |
| EASTERN LAGOON | 15 | OCR | 3* | 01-05 | 1,066 | $1,720,000 | $1,614 | $1,614 | Nov 2025 | Resale |
| EASTERN LAGOON | 15 | OCR | 2* | 11-15 | 893 | $1,710,000 | $1,914 | $1,914 | Oct 2025 | Resale |
| EASTERN LAGOON | 16 | OCR | 2* | 01-05 | 797 | $1,270,000 | $1,594 | $1,594 | Oct 2025 | Resale |
| EASTERN LAGOON | 16 | OCR | 2* | 01-05 | 721 | $1,020,000 | $1,414 | $1,414 | Oct 2025 | Resale |
| EASTERN LAGOON | 16 | OCR | 2* | 01-05 | 721 | $1,020,000 | $1,414 | $1,414 | Sep 2025 | Resale |
| EASTERN LAGOON | 16 | OCR | 3* | 01-05 | 1,066 | $1,928,000 | $1,809 | $1,809 | Sep 2025 | Resale |
| EASTERN LAGOON | 16 | OCR | 3* | 06-10 | 980 | $1,730,088 | $1,766 | $1,766 | Sep 2025 | Resale |
| EASTERN LAGOON | 15 | OCR | 4* | 01-05 | 1,270 | $2,088,888 | $1,645 | $1,645 | Jun 2025 | Resale |
| EASTERN LAGOON | 15 | OCR | 3* | 01-05 | 1,055 | $1,650,000 | $1,564 | $1,564 | May 2025 | Resale |
| EASTERN LAGOON | 15 | OCR | 4* | 16-20 | 1,378 | $2,280,000 | $1,655 | $1,655 | Apr 2025 | Resale |
| EASTERN LAGOON | 15 | OCR | 4* | 06-10 | 1,378 | $2,180,800 | $1,583 | $1,583 | Apr 2025 | Resale |
| EASTERN LAGOON | 15 | OCR | 5* | 01-05 | 2,024 | $3,480,000 | $1,720 | $1,720 | Apr 2025 | Resale |
| EASTERN LAGOON | 15 | OCR | 2* | 11-15 | 893 | $1,650,000 | $1,847 | $1,847 | Dec 2024 | Resale |
| EASTERN LAGOON | 16 | OCR | 2* | 06-10 | 689 | $1,128,888 | $1,639 | $1,639 | Nov 2024 | Resale |
| EASTERN LAGOON | 16 | OCR | 3* | 01-05 | 1,001 | $1,675,000 | $1,673 | $1,673 | Nov 2024 | Resale |
| EASTERN LAGOON | 15 | OCR | 2* | 06-10 | 753 | $1,393,000 | $1,849 | $1,849 | Aug 2024 | Resale |
| EASTERN LAGOON | 15 | OCR | 4* | 11-15 | 1,378 | $2,200,000 | $1,597 | $1,597 | Aug 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.