HARBOURLIGHTS

District 4RCRFreeholdPropertyGuru

Project Details

Address

TELOK BLANGAH ROAD

Property Type

Apartment

Total Units

139

Est. TOP

1997

Developer

Liang Court Technopark Pte Ltd

Tenure

Freehold

Price by Bedroom (median, 3yr)

2-Bed^*

$1,550,000

8 txns

3-Bed^*

$2,123,000

4 txns

4-Bed^*

$2,388,000

2 txns

* Bedroom count estimated from floor area (this project is not catalogued on EdgeProp.sg).

Median PSF (3yr)

$1844

14 transactions

Normalized PSF

$1,835

Raw $1,844 · Bala Freehold

vs new D4 launches

-33.4%

Both sides Bala-normalized

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).

Investment Signals

Radin Mas Primary School (981m)T3No incoming supply within 2kmHarbourFront MRT (262m)

PSF Trend

Transaction prices per square foot

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