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 |
|---|---|---|---|---|---|---|---|---|---|---|
| PEBBLE BAY | 15 | RCR | 5* | 06-10 | 2,336 | $3,880,000 | $1,661 | $2,077 | Mar 2026 | Resale |
| PEBBLE BAY | 15 | RCR | 5* | 01-05 | 2,099 | $4,400,000 | $2,096 | $2,620 | Feb 2026 | Resale |
| PEBBLE BAY | 15 | RCR | 5* | 11-15 | 1,894 | $3,750,000 | $1,979 | $2,474 | Feb 2026 | Resale |
| PEBBLE BAY | 15 | RCR | 5* | 06-10 | 1,894 | $3,500,000 | $1,848 | $2,310 | Jan 2026 | Resale |
| PEBBLE BAY | 15 | RCR | 5* | 01-05 | 2,626 | $4,900,000 | $1,866 | $2,333 | Dec 2025 | Resale |
| PEBBLE BAY | 15 | RCR | 5* | 06-10 | 1,894 | $3,300,000 | $1,742 | $2,178 | Nov 2025 | Resale |
| PEBBLE BAY | 15 | RCR | 5* | 16-20 | 2,626 | $5,750,000 | $2,189 | $2,737 | Sep 2025 | Resale |
| PEBBLE BAY | 15 | RCR | 5* | 01-05 | 3,057 | $5,800,000 | $1,897 | $2,372 | Sep 2025 | Resale |
| PEBBLE BAY | 15 | RCR | 5* | 11-15 | 1,894 | $3,750,000 | $1,979 | $2,474 | Sep 2025 | Resale |
| PEBBLE BAY | 15 | RCR | 5* | 06-10 | 2,336 | $4,200,000 | $1,798 | $2,248 | Aug 2025 | Resale |
| PEBBLE BAY | 15 | RCR | 5* | 01-05 | 1,894 | $3,340,000 | $1,763 | $2,204 | Jun 2025 | Resale |
| PEBBLE BAY | 15 | RCR | 5* | 11-15 | 2,336 | $4,330,000 | $1,854 | $2,318 | Jun 2025 | Resale |
| PEBBLE BAY | 15 | RCR | 5* | 11-15 | 2,626 | $5,500,000 | $2,094 | $2,618 | May 2025 | Resale |
| PEBBLE BAY | 15 | RCR | 5* | 11-15 | 2,626 | $4,595,500 | $1,750 | $2,188 | May 2025 | Resale |
| PEBBLE BAY | 15 | RCR | 4* | 01-05 | 1,367 | $2,530,000 | $1,851 | $2,314 | Apr 2025 | Resale |
| PEBBLE BAY | 15 | RCR | 5* | 01-05 | 2,325 | $3,568,000 | $1,535 | $1,919 | Apr 2025 | Resale |
| PEBBLE BAY | 15 | RCR | 5* | 01-05 | 2,325 | $4,000,000 | $1,720 | $2,150 | Apr 2025 | Resale |
| PEBBLE BAY | 15 | RCR | 5* | 11-15 | 1,894 | $3,720,000 | $1,964 | $2,455 | Mar 2025 | Resale |
| PEBBLE BAY | 15 | RCR | 3* | 06-10 | 947 | $1,610,000 | $1,700 | $2,125 | Mar 2025 | Resale |
| PEBBLE BAY | 15 | RCR | 5* | 06-10 | 1,894 | $3,740,000 | $1,974 | $2,468 | Mar 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.