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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ONE BERNAM | 2 | CCR | 1 | 21-25 | 463 | $1,200,000 | $2,593 | — | Apr 2026 | Sub Sale |
| ONE BERNAM | 2 | CCR | 2 | 16-20 | 872 | $2,390,000 | $2,741 | — | Mar 2026 | Sub Sale |
| ONE BERNAM | 2 | CCR | 2 | 11-15 | 732 | $1,888,888 | $2,581 | — | Mar 2026 | Sub Sale |
| ONE BERNAM | 2 | CCR | 2 | 21-25 | 872 | $2,163,000 | $2,481 | — | Feb 2025 | New Sale |
| ONE BERNAM | 2 | CCR | 5 | 31-35 | 4,306 | $12,000,000 | $2,787 | — | Feb 2025 | New Sale |
| ONE BERNAM | 2 | CCR | 3 | 31-35 | 1,948 | $5,300,000 | $2,720 | — | Feb 2025 | New Sale |
| ONE BERNAM | 2 | CCR | 3 | 31-35 | 1,744 | $4,500,000 | $2,581 | — | Feb 2025 | New Sale |
| ONE BERNAM | 2 | CCR | 2 | 26-30 | 700 | $1,814,000 | $2,593 | — | Jan 2025 | New Sale |
| ONE BERNAM | 2 | CCR | 2 | 26-30 | 732 | $1,842,000 | $2,517 | — | Jan 2025 | New Sale |
| ONE BERNAM | 2 | CCR | 2 | 31-35 | 732 | $1,862,000 | $2,544 | — | Jan 2025 | New Sale |
| ONE BERNAM | 2 | CCR | 2 | 26-30 | 829 | $2,119,000 | $2,557 | — | Jan 2025 | New Sale |
| ONE BERNAM | 2 | CCR | 2 | 26-30 | 829 | $2,124,000 | $2,563 | — | Jan 2025 | New Sale |
| ONE BERNAM | 2 | CCR | 3 | 26-30 | 1,421 | $3,511,000 | $2,471 | — | Jan 2025 | New Sale |
| ONE BERNAM | 2 | CCR | 3 | 21-25 | 1,421 | $3,491,000 | $2,457 | — | Jan 2025 | New Sale |
| ONE BERNAM | 2 | CCR | 3 | 26-30 | 1,421 | $3,496,000 | $2,461 | — | Jan 2025 | New Sale |
| ONE BERNAM | 2 | CCR | 2 | 31-35 | 700 | $1,834,000 | $2,621 | — | Jan 2025 | New Sale |
| ONE BERNAM | 2 | CCR | 2 | 26-30 | 732 | $1,852,000 | $2,530 | — | Jan 2025 | New Sale |
| ONE BERNAM | 2 | CCR | 1 | 31-35 | 441 | $1,305,000 | $2,957 | — | Jan 2025 | New Sale |
| ONE BERNAM | 2 | CCR | 2 | 21-25 | 829 | $2,089,000 | $2,520 | — | Jan 2025 | New Sale |
| ONE BERNAM | 2 | CCR | 2 | 31-35 | 732 | $1,782,000 | $2,435 | — | Jan 2025 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.