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 MARINA GARDENS | 1 | RCR | 3 | 16-20 | 904 | $2,732,000 | $3,022 | $3,158 | May 2026 | New Sale |
| ONE MARINA GARDENS | 1 | RCR | 2 | 21-25 | 646 | $1,965,700 | $3,044 | $3,181 | May 2026 | New Sale |
| ONE MARINA GARDENS | 1 | RCR | 3 | 06-10 | 1,238 | $3,643,444 | $2,943 | $3,075 | May 2026 | New Sale |
| ONE MARINA GARDENS | 1 | RCR | 2 | 06-10 | 721 | $2,100,400 | $2,912 | $3,043 | May 2026 | New Sale |
| ONE MARINA GARDENS | 1 | RCR | 3 | 26-30 | 1,066 | $3,168,300 | $2,973 | $3,107 | May 2026 | New Sale |
| ONE MARINA GARDENS | 1 | RCR | 3 | 31-35 | 1,012 | $3,009,300 | $2,974 | $3,108 | May 2026 | New Sale |
| ONE MARINA GARDENS | 1 | RCR | 2 | 16-20 | 657 | $2,005,200 | $3,054 | $3,191 | May 2026 | New Sale |
| ONE MARINA GARDENS | 1 | RCR | 2 | 11-15 | 657 | $1,965,900 | $2,994 | $3,129 | May 2026 | New Sale |
| ONE MARINA GARDENS | 1 | RCR | 2 | 06-10 | 721 | $2,093,100 | $2,902 | $3,032 | May 2026 | New Sale |
| ONE MARINA GARDENS | 1 | RCR | 3 | 06-10 | 1,238 | $3,691,600 | $2,982 | $3,116 | May 2026 | New Sale |
| ONE MARINA GARDENS | 1 | RCR | 2 | 21-25 | 646 | $1,965,000 | $3,043 | $3,180 | May 2026 | New Sale |
| ONE MARINA GARDENS | 1 | RCR | 3 | 06-10 | 1,238 | $3,717,800 | $3,003 | $3,161 | May 2026 | New Sale |
| ONE MARINA GARDENS | 1 | RCR | 3 | 06-10 | 1,173 | $3,474,200 | $2,961 | $3,094 | May 2026 | New Sale |
| ONE MARINA GARDENS | 1 | RCR | 2 | 31-35 | 710 | $2,220,600 | $3,126 | $3,266 | May 2026 | New Sale |
| ONE MARINA GARDENS | 1 | RCR | 3 | 06-10 | 1,012 | $2,865,500 | $2,832 | $2,959 | May 2026 | New Sale |
| ONE MARINA GARDENS | 1 | RCR | 3 | 26-30 | 1,066 | $3,155,200 | $2,961 | $3,094 | May 2026 | New Sale |
| ONE MARINA GARDENS | 1 | RCR | 3 | 11-15 | 1,173 | $3,492,500 | $2,977 | $3,111 | May 2026 | New Sale |
| ONE MARINA GARDENS | 1 | RCR | 3 | 11-15 | 1,012 | $2,956,400 | $2,922 | $3,053 | May 2026 | New Sale |
| ONE MARINA GARDENS | 1 | RCR | 3 | 06-10 | 1,173 | $3,486,400 | $2,972 | $3,106 | May 2026 | New Sale |
| ONE MARINA GARDENS | 1 | RCR | 2 | 01-05 | 710 | $2,036,500 | $2,867 | $2,996 | Apr 2026 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.