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 |
|---|---|---|---|---|---|---|---|---|---|---|
| PASIR RIS BEACH PARK | 18 | OCR | 5* | - | 2,486 | $2,100,000 | $845 | $1,182 | Feb 2026 | Resale |
| PASIR RIS BEACH PARK | 18 | OCR | 5* | - | 2,442 | $3,980,000 | $1,630 | $1,716 | Feb 2026 | Resale |
| PASIR RIS BEACH PARK | 18 | OCR | 5* | - | 5,433 | $2,468,000 | $454 | $635 | Jan 2026 | Resale |
| PASIR RIS BEACH PARK | 18 | OCR | 5* | - | 10,585 | $11,216,000 | $1,060 | $1,116 | Oct 2025 | Resale |
| PASIR RIS BEACH PARK | 18 | OCR | 5* | - | 2,400 | $3,750,000 | $1,562 | $1,644 | May 2025 | Resale |
| PASIR RIS BEACH PARK | 18 | OCR | 5* | - | 4,006 | $5,000,000 | $1,248 | $1,314 | May 2025 | Resale |
| PASIR RIS BEACH PARK | 18 | OCR | 5* | - | 2,643 | $3,800,000 | $1,438 | $1,514 | Apr 2025 | Resale |
| PASIR RIS BEACH PARK | 18 | OCR | 5* | - | 2,661 | $2,300,000 | $864 | $1,209 | Nov 2024 | Resale |
| PASIR RIS BEACH PARK | 18 | OCR | 5* | - | 2,468 | $2,250,000 | $912 | $1,276 | Oct 2024 | Resale |
| PASIR RIS BEACH PARK | 18 | OCR | 5* | - | 3,998 | $6,200,000 | $1,551 | $1,633 | Aug 2024 | Resale |
| PASIR RIS BEACH PARK | 18 | OCR | 5* | - | 2,400 | $2,450,000 | $1,021 | $1,429 | Jul 2024 | Resale |
| PASIR RIS BEACH PARK | 18 | OCR | 5* | - | 3,397 | $4,650,000 | $1,369 | $1,441 | Jun 2024 | Resale |
| PASIR RIS BEACH PARK | 18 | OCR | 5* | - | 2,912 | $6,288,889 | $2,160 | $2,274 | May 2024 | New Sale |
| PASIR RIS BEACH PARK | 18 | OCR | 5* | - | 7,980 | $9,000,000 | $1,128 | $1,187 | May 2024 | Resale |
| PASIR RIS BEACH PARK | 18 | OCR | 5* | - | 3,508 | $2,620,000 | $747 | $1,045 | Apr 2024 | Resale |
| PASIR RIS BEACH PARK | 18 | OCR | 5* | - | 2,400 | $3,330,000 | $1,387 | $1,460 | Oct 2023 | Resale |
| PASIR RIS BEACH PARK | 18 | OCR | 5* | - | 5,248 | $6,600,000 | $1,258 | $1,324 | Aug 2023 | Resale |
| PASIR RIS BEACH PARK | 18 | OCR | 5* | - | 2,405 | $2,150,000 | $894 | $1,251 | Aug 2023 | Resale |
| PASIR RIS BEACH PARK | 18 | OCR | 5* | - | 4,330 | $8,400,000 | $1,940 | $2,042 | Jun 2023 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.