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 | 2 | 01-05 | 657 | $1,835,300 | $2,795 | $2,921 | Apr 2026 | New Sale |
| ONE MARINA GARDENS | 1 | RCR | 3 | 06-10 | 969 | $2,768,200 | $2,857 | $2,985 | Apr 2026 | New Sale |
| ONE MARINA GARDENS | 1 | RCR | 3 | 31-35 | 1,066 | $3,174,800 | $2,979 | $3,113 | Apr 2026 | New Sale |
| ONE MARINA GARDENS | 1 | RCR | 3 | 01-05 | 969 | $2,714,100 | $2,802 | $2,928 | Apr 2026 | New Sale |
| ONE MARINA GARDENS | 1 | RCR | 3 | 36-40 | 1,012 | $3,061,100 | $3,025 | $3,161 | Apr 2026 | New Sale |
| ONE MARINA GARDENS | 1 | RCR | 2 | 21-25 | 667 | $2,046,300 | $3,066 | $3,204 | Apr 2026 | New Sale |
| ONE MARINA GARDENS | 1 | RCR | 3 | 06-10 | 1,238 | $3,711,200 | $2,998 | $3,133 | Apr 2026 | New Sale |
| ONE MARINA GARDENS | 1 | RCR | 2 | 36-40 | 710 | $2,223,600 | $3,130 | $3,271 | Apr 2026 | New Sale |
| ONE MARINA GARDENS | 1 | RCR | 3 | 11-15 | 1,238 | $3,724,300 | $3,009 | $3,144 | Apr 2026 | New Sale |
| ONE MARINA GARDENS | 1 | RCR | 3 | 06-10 | 969 | $2,778,000 | $2,868 | $2,997 | Mar 2026 | New Sale |
| ONE MARINA GARDENS | 1 | RCR | 2 | 21-25 | 657 | $1,977,500 | $3,012 | $3,147 | Mar 2026 | New Sale |
| ONE MARINA GARDENS | 1 | RCR | 3 | 06-10 | 1,012 | $2,901,400 | $2,868 | $2,997 | Mar 2026 | New Sale |
| ONE MARINA GARDENS | 1 | RCR | 2 | 06-10 | 710 | $2,090,800 | $2,943 | $3,075 | Mar 2026 | New Sale |
| ONE MARINA GARDENS | 1 | RCR | 2 | 31-35 | 710 | $2,182,000 | $3,071 | $3,209 | Mar 2026 | New Sale |
| ONE MARINA GARDENS | 1 | RCR | 4 | 16-20 | 1,647 | $5,159,000 | $3,133 | $3,274 | Mar 2026 | New Sale |
| ONE MARINA GARDENS | 1 | RCR | 3 | 31-35 | 1,066 | $3,242,700 | $3,043 | $3,180 | Mar 2026 | New Sale |
| ONE MARINA GARDENS | 1 | RCR | 3 | 11-15 | 1,012 | $2,916,900 | $2,883 | $3,013 | Mar 2026 | New Sale |
| ONE MARINA GARDENS | 1 | RCR | 2 | 06-10 | 721 | $2,104,100 | $2,918 | $3,049 | Mar 2026 | New Sale |
| ONE MARINA GARDENS | 1 | RCR | 3 | 16-20 | 1,012 | $2,965,700 | $2,931 | $3,063 | Mar 2026 | New Sale |
| ONE MARINA GARDENS | 1 | RCR | 3 | 16-20 | 904 | $2,734,800 | $3,025 | $3,161 | Mar 2026 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.