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 |
|---|---|---|---|---|---|---|---|---|---|---|
| MARINE BLUE | 15 | RCR | 1 | 06-10 | 732 | $1,710,000 | $2,336 | $2,336 | Mar 2026 | Resale |
| MARINE BLUE | 15 | RCR | 1 | 06-10 | 1,270 | $1,788,888 | $1,408 | $1,408 | Jan 2026 | Resale |
| MARINE BLUE | 15 | RCR | 1 | 11-15 | 689 | $1,700,000 | $2,468 | $2,468 | Oct 2025 | Resale |
| MARINE BLUE | 15 | RCR | 1 | 11-15 | 1,270 | $1,800,000 | $1,417 | $1,417 | Sep 2025 | Resale |
| MARINE BLUE | 15 | RCR | 1 | 01-05 | 1,593 | $2,000,000 | $1,255 | $1,255 | Jun 2025 | Resale |
| MARINE BLUE | 15 | RCR | 1 | 06-10 | 732 | $1,675,000 | $2,288 | $2,288 | Jun 2025 | Resale |
| MARINE BLUE | 15 | RCR | 1 | 06-10 | 635 | $1,550,000 | $2,441 | $2,441 | Apr 2025 | Resale |
| MARINE BLUE | 15 | RCR | 1 | 06-10 | 732 | $1,650,000 | $2,254 | $2,254 | Mar 2025 | Resale |
| MARINE BLUE | 15 | RCR | 1 | 11-15 | 635 | $1,550,000 | $2,441 | $2,441 | Feb 2025 | Resale |
| MARINE BLUE | 15 | RCR | 1 | 11-15 | 635 | $1,535,000 | $2,417 | $2,417 | Aug 2024 | Resale |
| MARINE BLUE | 15 | RCR | 1 | 06-10 | 635 | $1,430,000 | $2,252 | $2,252 | Jul 2024 | Resale |
| MARINE BLUE | 15 | RCR | 1 | 11-15 | 635 | $1,465,000 | $2,307 | $2,307 | Jun 2024 | Resale |
| MARINE BLUE | 15 | RCR | 1 | 11-15 | 1,270 | $1,760,000 | $1,386 | $1,386 | Apr 2024 | Resale |
| MARINE BLUE | 15 | RCR | 1 | 01-05 | 732 | $1,645,000 | $2,247 | $2,247 | Nov 2023 | Resale |
| MARINE BLUE | 15 | RCR | 1 | 01-05 | 689 | $1,580,000 | $2,294 | $2,294 | Oct 2023 | Resale |
| MARINE BLUE | 15 | RCR | 1 | 06-10 | 1,270 | $1,750,000 | $1,378 | $1,378 | Oct 2023 | Resale |
| MARINE BLUE | 15 | RCR | 1 | 06-10 | 732 | $1,530,000 | $2,090 | $2,090 | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.