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 ONE RESIDENCES | 1 | CCR | 2 | 11-15 | 1,119 | $2,160,000 | $1,930 | $2,196 | Apr 2026 | Resale |
| MARINA ONE RESIDENCES | 1 | CCR | 1 | 21-25 | 678 | $1,200,000 | $1,770 | $2,014 | Mar 2026 | Resale |
| MARINA ONE RESIDENCES | 1 | CCR | 3 | 06-10 | 1,518 | $3,380,000 | $2,227 | $2,534 | Mar 2026 | Resale |
| MARINA ONE RESIDENCES | 1 | CCR | 2 | 26-30 | 1,163 | $2,270,000 | $1,953 | $2,222 | Feb 2026 | Resale |
| MARINA ONE RESIDENCES | 1 | CCR | 2 | 21-25 | 1,163 | $2,400,000 | $2,065 | $2,349 | Feb 2026 | Resale |
| MARINA ONE RESIDENCES | 1 | CCR | 2 | 21-25 | 1,109 | $2,240,000 | $2,020 | $2,298 | Feb 2026 | Resale |
| MARINA ONE RESIDENCES | 1 | CCR | 1 | 06-10 | 753 | $1,340,000 | $1,778 | $2,023 | Jan 2026 | Resale |
| MARINA ONE RESIDENCES | 1 | CCR | 2 | 06-10 | 1,163 | $2,250,000 | $1,935 | $2,202 | Jan 2026 | Resale |
| MARINA ONE RESIDENCES | 1 | CCR | 1 | 26-30 | 764 | $1,460,000 | $1,910 | $2,173 | Dec 2025 | Resale |
| MARINA ONE RESIDENCES | 1 | CCR | 2 | 21-25 | 1,109 | $2,280,000 | $2,056 | $2,339 | Dec 2025 | Resale |
| MARINA ONE RESIDENCES | 1 | CCR | 1 | 16-20 | 721 | $1,280,000 | $1,775 | $2,019 | Dec 2025 | Resale |
| MARINA ONE RESIDENCES | 1 | CCR | 2 | 06-10 | 1,163 | $2,315,000 | $1,991 | $2,265 | Dec 2025 | Resale |
| MARINA ONE RESIDENCES | 1 | CCR | 1 | 11-15 | 743 | $1,342,000 | $1,807 | $2,056 | Dec 2025 | Resale |
| MARINA ONE RESIDENCES | 1 | CCR | 1 | 16-20 | 721 | $1,350,000 | $1,872 | $2,130 | Dec 2025 | Resale |
| MARINA ONE RESIDENCES | 1 | CCR | 3 | 16-20 | 1,539 | $3,200,000 | $2,079 | $2,365 | Dec 2025 | Resale |
| MARINA ONE RESIDENCES | 1 | CCR | 3 | 06-10 | 1,593 | $3,220,000 | $2,021 | $2,299 | Nov 2025 | Resale |
| MARINA ONE RESIDENCES | 1 | CCR | 1 | 11-15 | 753 | $1,438,000 | $1,908 | $2,171 | Nov 2025 | Resale |
| MARINA ONE RESIDENCES | 1 | CCR | 1 | 16-20 | 700 | $1,310,000 | $1,872 | $2,130 | Nov 2025 | Resale |
| MARINA ONE RESIDENCES | 1 | CCR | 3 | 26-30 | 1,582 | $3,300,000 | $2,086 | $2,373 | Nov 2025 | Resale |
| MARINA ONE RESIDENCES | 1 | CCR | 2 | 21-25 | 1,130 | $2,370,000 | $2,097 | $2,386 | Nov 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.