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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| MARINA BAY SUITES | 1 | CCR | 4 | 36-40 | 2,056 | $4,080,000 | $1,985 | — | May 2026 | Resale |
| MARINA BAY SUITES | 1 | CCR | 3 | 11-15 | 1,593 | $2,900,000 | $1,820 | — | Jan 2026 | Resale |
| MARINA BAY SUITES | 1 | CCR | 3 | 16-20 | 1,572 | $2,900,000 | $1,845 | — | Dec 2025 | Resale |
| MARINA BAY SUITES | 1 | CCR | 4 | 56-60 | 2,056 | $4,255,000 | $2,070 | — | Nov 2025 | Resale |
| MARINA BAY SUITES | 1 | CCR | 3 | 16-20 | 1,604 | $2,880,000 | $1,796 | — | Nov 2025 | Resale |
| MARINA BAY SUITES | 1 | CCR | 3 | 16-20 | 1,615 | $3,250,000 | $2,013 | — | Sep 2025 | Resale |
| MARINA BAY SUITES | 1 | CCR | 4 | 26-30 | 2,045 | $4,000,000 | $1,956 | — | Jul 2025 | Resale |
| MARINA BAY SUITES | 1 | CCR | 4 | 16-20 | 2,056 | $3,850,000 | $1,873 | — | Jul 2025 | Resale |
| MARINA BAY SUITES | 1 | CCR | 4 | 56-60 | 2,691 | $6,400,000 | $2,378 | — | Jul 2025 | Resale |
| MARINA BAY SUITES | 1 | CCR | 3 | 06-10 | 1,615 | $3,000,333 | $1,858 | — | Jul 2025 | Resale |
| MARINA BAY SUITES | 1 | CCR | 3 | 31-35 | 1,572 | $3,050,000 | $1,941 | — | Jul 2025 | Resale |
| MARINA BAY SUITES | 1 | CCR | 4 | 51-55 | 2,056 | $4,080,000 | $1,985 | — | Jun 2025 | Resale |
| MARINA BAY SUITES | 1 | CCR | 3 | 46-50 | 1,604 | $3,200,000 | $1,995 | — | Jun 2025 | Resale |
| MARINA BAY SUITES | 1 | CCR | 4 | 11-15 | 2,056 | $3,830,000 | $1,863 | — | May 2025 | Resale |
| MARINA BAY SUITES | 1 | CCR | 4 | 56-60 | 2,067 | $4,208,000 | $2,036 | — | Apr 2025 | Resale |
| MARINA BAY SUITES | 1 | CCR | 3 | 41-45 | 1,625 | $3,200,000 | $1,969 | — | Jan 2025 | Resale |
| MARINA BAY SUITES | 1 | CCR | 3 | 56-60 | 1,625 | $3,100,000 | $1,907 | — | Jan 2025 | Resale |
| MARINA BAY SUITES | 1 | CCR | 3 | 11-15 | 1,615 | $3,005,000 | $1,861 | — | Dec 2024 | Resale |
| MARINA BAY SUITES | 1 | CCR | 3 | 51-55 | 1,625 | $3,120,000 | $1,920 | — | Oct 2024 | Resale |
| MARINA BAY SUITES | 1 | CCR | 4 | 41-45 | 2,056 | $4,000,000 | $1,946 | — | Sep 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.