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 |
|---|---|---|---|---|---|---|---|---|---|---|
| OCEAN PARK | 15 | OCR | 5* | 16-20 | 2,110 | $4,350,000 | $2,062 | — | Apr 2026 | Resale |
| OCEAN PARK | 15 | OCR | 5* | 11-15 | 1,873 | $3,850,000 | $2,056 | — | Dec 2025 | Resale |
| OCEAN PARK | 15 | OCR | 5* | 06-10 | 2,110 | $4,110,000 | $1,948 | — | Nov 2025 | Resale |
| OCEAN PARK | 15 | OCR | 5* | 16-20 | 2,110 | $4,100,000 | $1,943 | — | Jul 2025 | Resale |
| OCEAN PARK | 15 | OCR | 4* | 11-15 | 1,302 | $2,800,000 | $2,150 | — | Jun 2025 | Resale |
| OCEAN PARK | 15 | OCR | 5* | 11-15 | 2,110 | $4,200,000 | $1,991 | — | Jun 2025 | Resale |
| OCEAN PARK | 15 | OCR | 5* | 06-10 | 2,110 | $3,728,000 | $1,767 | — | May 2025 | Resale |
| OCEAN PARK | 15 | OCR | 5* | 16-20 | 2,110 | $4,150,000 | $1,967 | — | Nov 2024 | Resale |
| OCEAN PARK | 15 | OCR | 5* | 16-20 | 2,110 | $4,025,000 | $1,908 | — | Sep 2024 | Resale |
| OCEAN PARK | 15 | OCR | 5* | 16-20 | 3,261 | $5,600,000 | $1,717 | — | Aug 2024 | Resale |
| OCEAN PARK | 15 | OCR | 5* | 16-20 | 3,261 | $5,680,000 | $1,742 | — | Jul 2024 | Resale |
| OCEAN PARK | 15 | OCR | 5* | 11-15 | 2,110 | $3,920,000 | $1,858 | — | May 2024 | Resale |
| OCEAN PARK | 15 | OCR | 4* | 11-15 | 1,302 | $2,650,000 | $2,035 | — | Dec 2023 | Resale |
| OCEAN PARK | 15 | OCR | 5* | 16-20 | 3,261 | $5,270,000 | $1,616 | — | Oct 2023 | Resale |
| OCEAN PARK | 15 | OCR | 4* | 16-20 | 1,410 | $2,800,000 | $1,986 | — | Oct 2023 | Resale |
| OCEAN PARK | 15 | OCR | 5* | 11-15 | 2,110 | $3,680,000 | $1,744 | — | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.