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 |
|---|---|---|---|---|---|---|---|---|---|---|
| LAGOON VIEW | 15 | OCR | 5* | 16-20 | 1,647 | $1,975,000 | $1,199 | $1,690 | Dec 2025 | Resale |
| LAGOON VIEW | 15 | OCR | 5* | 06-10 | 1,647 | $1,880,000 | $1,142 | $1,609 | May 2025 | Resale |
| LAGOON VIEW | 15 | OCR | 5* | 11-15 | 1,647 | $1,700,000 | $1,032 | $1,454 | Apr 2025 | Resale |
| LAGOON VIEW | 15 | OCR | 5* | 21-25 | 1,647 | $1,970,000 | $1,196 | $1,685 | Mar 2025 | Resale |
| LAGOON VIEW | 15 | OCR | 5* | 11-15 | 1,647 | $1,700,000 | $1,032 | $1,454 | Jan 2025 | Resale |
| LAGOON VIEW | 15 | OCR | 5* | 21-25 | 1,647 | $1,700,000 | $1,032 | $1,454 | Dec 2024 | Resale |
| LAGOON VIEW | 15 | OCR | 5* | 11-15 | 1,647 | $2,080,000 | $1,263 | $1,780 | Nov 2024 | Resale |
| LAGOON VIEW | 15 | OCR | 5* | 16-20 | 1,647 | $2,000,000 | $1,214 | $1,711 | Aug 2024 | Resale |
| LAGOON VIEW | 15 | OCR | 5* | 16-20 | 1,647 | $1,950,000 | $1,184 | $1,668 | Jul 2024 | Resale |
| LAGOON VIEW | 15 | OCR | 5* | 01-05 | 1,647 | $1,770,000 | $1,075 | $1,515 | Apr 2024 | Resale |
| LAGOON VIEW | 15 | OCR | 5* | 06-10 | 1,647 | $1,760,000 | $1,069 | $1,506 | Mar 2024 | Resale |
| LAGOON VIEW | 15 | OCR | 5* | 11-15 | 1,647 | $1,928,000 | $1,171 | $1,650 | Mar 2024 | Resale |
| LAGOON VIEW | 15 | OCR | 5* | 06-10 | 1,647 | $1,960,000 | $1,190 | $1,677 | Feb 2024 | Resale |
| LAGOON VIEW | 15 | OCR | 5* | 11-15 | 1,647 | $1,900,000 | $1,154 | $1,626 | Jan 2024 | Resale |
| LAGOON VIEW | 15 | OCR | 5* | 21-25 | 1,647 | $1,970,000 | $1,196 | $1,685 | Dec 2023 | Resale |
| LAGOON VIEW | 15 | OCR | 5* | 11-15 | 1,647 | $1,820,000 | $1,105 | $1,557 | Oct 2023 | Resale |
| LAGOON VIEW | 15 | OCR | 5* | 06-10 | 1,647 | $1,760,000 | $1,069 | $1,506 | Oct 2023 | Resale |
| LAGOON VIEW | 15 | OCR | 5* | 06-10 | 1,647 | $1,920,000 | $1,166 | $1,643 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.