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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ELLIOT AT THE EAST COAST | 15 | OCR | 4 | 01-05 | 1,755 | $3,420,000 | $1,949 | $1,949 | Mar 2026 | Resale |
| ELLIOT AT THE EAST COAST | 15 | OCR | 5* | 01-05 | 1,690 | $2,540,000 | $1,503 | $1,503 | Sep 2025 | Resale |
| ELLIOT AT THE EAST COAST | 15 | OCR | 5* | 01-05 | 2,831 | $5,025,000 | $1,775 | $1,775 | Aug 2025 | Resale |
| ELLIOT AT THE EAST COAST | 15 | OCR | 3 | 01-05 | 1,475 | $2,750,000 | $1,865 | $1,865 | Jun 2025 | Resale |
| ELLIOT AT THE EAST COAST | 15 | OCR | 2 | 01-05 | 990 | $1,870,000 | $1,888 | $1,888 | Mar 2025 | Resale |
| ELLIOT AT THE EAST COAST | 15 | OCR | 3 | 01-05 | 1,475 | $2,650,000 | $1,797 | $1,797 | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.