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 |
|---|---|---|---|---|---|---|---|---|---|---|
| Q BAY RESIDENCES | 18 | OCR | 3 | 01-05 | 1,033 | $1,620,000 | $1,568 | $1,777 | Mar 2026 | Resale |
| Q BAY RESIDENCES | 18 | OCR | 1 | 01-05 | 527 | $738,000 | $1,399 | $1,585 | Feb 2026 | Resale |
| Q BAY RESIDENCES | 18 | OCR | 2 | 16-20 | 936 | $1,400,000 | $1,495 | $1,694 | Feb 2026 | Resale |
| Q BAY RESIDENCES | 18 | OCR | 2 | 06-10 | 797 | $1,200,000 | $1,507 | $1,708 | Feb 2026 | Resale |
| Q BAY RESIDENCES | 18 | OCR | 3 | 06-10 | 1,163 | $1,770,000 | $1,523 | $1,726 | Jan 2026 | Resale |
| Q BAY RESIDENCES | 18 | OCR | 3 | 11-15 | 1,119 | $1,838,888 | $1,643 | $1,862 | Jan 2026 | Resale |
| Q BAY RESIDENCES | 18 | OCR | 3 | 01-05 | 1,281 | $1,780,888 | $1,390 | $1,575 | Dec 2025 | Resale |
| Q BAY RESIDENCES | 18 | OCR | 4 | 11-15 | 1,410 | $2,300,000 | $1,631 | $1,848 | Nov 2025 | Resale |
| Q BAY RESIDENCES | 18 | OCR | 1 | 06-10 | 527 | $743,000 | $1,409 | $1,597 | Nov 2025 | Resale |
| Q BAY RESIDENCES | 18 | OCR | 3 | 01-05 | 1,163 | $1,670,888 | $1,437 | $1,628 | Oct 2025 | Resale |
| Q BAY RESIDENCES | 18 | OCR | 3 | 06-10 | 1,119 | $1,750,000 | $1,563 | $1,771 | Oct 2025 | Resale |
| Q BAY RESIDENCES | 18 | OCR | 1 | 06-10 | 527 | $745,000 | $1,413 | $1,601 | Oct 2025 | Resale |
| Q BAY RESIDENCES | 18 | OCR | 2 | 06-10 | 883 | $1,320,000 | $1,496 | $1,695 | Sep 2025 | Resale |
| Q BAY RESIDENCES | 18 | OCR | 1 | 01-05 | 517 | $745,000 | $1,442 | $1,634 | Sep 2025 | Resale |
| Q BAY RESIDENCES | 18 | OCR | 1 | 06-10 | 527 | $740,000 | $1,403 | $1,590 | Aug 2025 | Resale |
| Q BAY RESIDENCES | 18 | OCR | 3 | 06-10 | 1,119 | $1,725,000 | $1,541 | $1,746 | Aug 2025 | Resale |
| Q BAY RESIDENCES | 18 | OCR | 3 | 06-10 | 1,033 | $1,590,000 | $1,539 | $1,744 | Jul 2025 | Resale |
| Q BAY RESIDENCES | 18 | OCR | 1 | 11-15 | 527 | $783,000 | $1,485 | $1,683 | Jul 2025 | Resale |
| Q BAY RESIDENCES | 18 | OCR | 3 | 16-20 | 1,216 | $1,870,000 | $1,537 | $1,742 | Jul 2025 | Resale |
| Q BAY RESIDENCES | 18 | OCR | 1 | 11-15 | 517 | $767,900 | $1,486 | $1,684 | Jul 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.