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 COLLECTION | 4 | CCR | 3 | 01-05 | 1,873 | $2,800,000 | $1,495 | $1,729 | Apr 2026 | Resale |
| MARINA COLLECTION | 4 | CCR | 4 | 01-05 | 3,412 | $4,750,000 | $1,392 | $1,610 | Dec 2025 | Resale |
| MARINA COLLECTION | 4 | CCR | 5* | 01-05 | 4,725 | $6,800,000 | $1,439 | $1,665 | Dec 2025 | Resale |
| MARINA COLLECTION | 4 | CCR | 3 | 01-05 | 1,873 | $3,008,000 | $1,606 | $1,858 | Nov 2025 | Resale |
| MARINA COLLECTION | 4 | CCR | 3 | 01-05 | 1,873 | $3,000,000 | $1,602 | $1,853 | Oct 2025 | Resale |
| MARINA COLLECTION | 4 | CCR | 4 | 01-05 | 3,272 | $4,950,000 | $1,513 | $1,750 | Jul 2025 | Resale |
| MARINA COLLECTION | 4 | CCR | 5* | 01-05 | 3,789 | $6,700,000 | $1,768 | $2,045 | Jul 2024 | Resale |
| MARINA COLLECTION | 4 | CCR | 4 | 01-05 | 2,185 | $3,800,000 | $1,739 | $2,012 | Dec 2023 | Resale |
| MARINA COLLECTION | 4 | CCR | 4 | 01-05 | 3,272 | $5,728,000 | $1,750 | $2,024 | Nov 2023 | Resale |
| MARINA COLLECTION | 4 | CCR | 4 | 01-05 | 2,766 | $4,800,000 | $1,735 | $2,007 | Aug 2023 | Resale |
| MARINA COLLECTION | 4 | CCR | 4 | 01-05 | 2,788 | $4,818,000 | $1,728 | $1,999 | Jul 2023 | Resale |
| MARINA COLLECTION | 4 | CCR | 4 | 01-05 | 2,788 | $4,522,886 | $1,622 | $1,876 | Jun 2023 | Resale |
| MARINA COLLECTION | 4 | CCR | 4 | 01-05 | 2,788 | $5,000,000 | $1,793 | $2,074 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.