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 |
|---|---|---|---|---|---|---|---|---|---|---|
| MARINA BAY RESIDENCES | 1 | CCR | 2 | 36-40 | 1,130 | $2,320,000 | $2,053 | $2,401 | Mar 2026 | Resale |
| MARINA BAY RESIDENCES | 1 | CCR | 3 | 16-20 | 1,981 | $5,398,000 | $2,725 | $3,187 | Jan 2026 | Resale |
| MARINA BAY RESIDENCES | 1 | CCR | 2* | 41-45 | 732 | $1,700,000 | $2,323 | $2,717 | Dec 2025 | Resale |
| MARINA BAY RESIDENCES | 1 | CCR | 3 | 31-35 | 1,636 | $3,850,000 | $2,353 | $2,752 | Nov 2025 | Resale |
| MARINA BAY RESIDENCES | 1 | CCR | 2* | 21-25 | 732 | $1,755,000 | $2,398 | $2,805 | Sep 2025 | Resale |
| MARINA BAY RESIDENCES | 1 | CCR | 2 | 46-50 | 1,076 | $2,550,000 | $2,369 | $2,771 | Aug 2025 | Resale |
| MARINA BAY RESIDENCES | 1 | CCR | 2 | 36-40 | 1,076 | $2,320,000 | $2,155 | $2,520 | Aug 2025 | Resale |
| MARINA BAY RESIDENCES | 1 | CCR | 2* | 31-35 | 732 | $1,730,000 | $2,364 | $2,765 | Aug 2025 | Resale |
| MARINA BAY RESIDENCES | 1 | CCR | 2* | 21-25 | 732 | $1,625,000 | $2,220 | $2,596 | Aug 2025 | Resale |
| MARINA BAY RESIDENCES | 1 | CCR | 4 | 16-20 | 2,379 | $5,100,000 | $2,144 | $2,508 | Aug 2025 | Resale |
| MARINA BAY RESIDENCES | 1 | CCR | 3 | 11-15 | 1,636 | $3,561,111 | $2,177 | $2,546 | Jul 2025 | Resale |
| MARINA BAY RESIDENCES | 1 | CCR | 2 | 21-25 | 1,066 | $2,255,000 | $2,116 | $2,475 | Apr 2025 | Resale |
| MARINA BAY RESIDENCES | 1 | CCR | 2 | 21-25 | 1,130 | $2,220,000 | $1,964 | $2,297 | Apr 2025 | Resale |
| MARINA BAY RESIDENCES | 1 | CCR | 2 | 26-30 | 1,066 | $2,300,000 | $2,158 | $2,524 | Apr 2025 | Resale |
| MARINA BAY RESIDENCES | 1 | CCR | 1 | 11-15 | 710 | $1,530,000 | $2,154 | $2,519 | Feb 2025 | Resale |
| MARINA BAY RESIDENCES | 1 | CCR | 2 | 16-20 | 1,130 | $2,100,000 | $1,858 | $2,173 | Jan 2025 | Resale |
| MARINA BAY RESIDENCES | 1 | CCR | 1 | 06-10 | 753 | $1,590,000 | $2,110 | $2,468 | Dec 2024 | Resale |
| MARINA BAY RESIDENCES | 1 | CCR | 4 | 26-30 | 2,368 | $6,300,000 | $2,660 | $3,111 | Dec 2024 | Resale |
| MARINA BAY RESIDENCES | 1 | CCR | 4 | 21-25 | 2,379 | $6,000,000 | $2,522 | $2,950 | Dec 2024 | Resale |
| MARINA BAY RESIDENCES | 1 | CCR | 3 | 36-40 | 1,636 | $3,900,000 | $2,384 | $2,788 | Nov 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.