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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ONE BERNAM | 2 | CCR | 2 | 11-15 | 732 | $1,888,888 | $2,581 | $2,860 | Mar 2026 | Sub Sale |
| ONE BERNAM | 2 | CCR | 5 | 31-35 | 4,306 | $12,000,000 | $2,787 | $3,088 | Feb 2025 | New Sale |
| ONE BERNAM | 2 | CCR | 2 | 21-25 | 872 | $2,163,000 | $2,481 | $2,749 | Feb 2025 | New Sale |
| ONE BERNAM | 2 | CCR | 3 | 31-35 | 1,948 | $5,300,000 | $2,720 | $3,014 | Feb 2025 | New Sale |
| ONE BERNAM | 2 | CCR | 3 | 31-35 | 1,744 | $4,500,000 | $2,581 | $2,860 | Feb 2025 | New Sale |
| ONE BERNAM | 2 | CCR | 2 | 31-35 | 872 | $2,198,000 | $2,521 | $2,793 | Jan 2025 | New Sale |
| ONE BERNAM | 2 | CCR | 2 | 26-30 | 732 | $1,842,000 | $2,517 | $2,789 | Jan 2025 | New Sale |
| ONE BERNAM | 2 | CCR | 2 | 31-35 | 732 | $1,862,000 | $2,544 | $2,819 | Jan 2025 | New Sale |
| ONE BERNAM | 2 | CCR | 2 | 26-30 | 829 | $2,119,000 | $2,557 | $2,833 | Jan 2025 | New Sale |
| ONE BERNAM | 2 | CCR | 1 | 31-35 | 463 | $1,318,000 | $2,848 | $3,156 | Jan 2025 | New Sale |
| ONE BERNAM | 2 | CCR | 1 | 06-10 | 452 | $1,220,000 | $2,699 | $2,991 | Jan 2025 | Sub Sale |
| ONE BERNAM | 2 | CCR | 2 | 31-35 | 872 | $2,203,000 | $2,527 | $2,800 | Jan 2025 | New Sale |
| ONE BERNAM | 2 | CCR | 2 | 21-25 | 829 | $2,079,000 | $2,508 | $2,779 | Jan 2025 | New Sale |
| ONE BERNAM | 2 | CCR | 2 | 26-30 | 829 | $2,124,000 | $2,563 | $2,840 | Jan 2025 | New Sale |
| ONE BERNAM | 2 | CCR | 3 | 26-30 | 1,421 | $3,511,000 | $2,471 | $2,738 | Jan 2025 | New Sale |
| ONE BERNAM | 2 | CCR | 3 | 21-25 | 1,421 | $3,491,000 | $2,457 | $2,722 | Jan 2025 | New Sale |
| ONE BERNAM | 2 | CCR | 3 | 26-30 | 1,421 | $3,496,000 | $2,461 | $2,727 | Jan 2025 | New Sale |
| ONE BERNAM | 2 | CCR | 2 | 31-35 | 700 | $1,834,000 | $2,621 | $2,904 | Jan 2025 | New Sale |
| ONE BERNAM | 2 | CCR | 2 | 26-30 | 732 | $1,852,000 | $2,530 | $2,803 | Jan 2025 | New Sale |
| ONE BERNAM | 2 | CCR | 1 | 31-35 | 441 | $1,305,000 | $2,957 | $3,276 | 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.