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 |
|---|---|---|---|---|---|---|---|---|---|---|
| RIPPLE BAY | 18 | OCR | 3* | 01-05 | 1,076 | $1,540,000 | $1,431 | $1,628 | Mar 2026 | Resale |
| RIPPLE BAY | 18 | OCR | 2* | 01-05 | 614 | $815,000 | $1,328 | $1,511 | Mar 2026 | Resale |
| RIPPLE BAY | 18 | OCR | 2* | 06-10 | 797 | $1,140,000 | $1,431 | $1,628 | Mar 2026 | Resale |
| RIPPLE BAY | 18 | OCR | 3* | 11-15 | 1,087 | $1,580,000 | $1,453 | $1,653 | Mar 2026 | Resale |
| RIPPLE BAY | 18 | OCR | 3* | 06-10 | 1,087 | $1,600,000 | $1,472 | $1,675 | Feb 2026 | Resale |
| RIPPLE BAY | 18 | OCR | 2* | 06-10 | 797 | $1,118,000 | $1,404 | $1,597 | Feb 2026 | Resale |
| RIPPLE BAY | 18 | OCR | 2* | 06-10 | 786 | $1,100,000 | $1,400 | $1,593 | Feb 2026 | Resale |
| RIPPLE BAY | 18 | OCR | 3* | 01-05 | 1,055 | $1,230,000 | $1,166 | $1,327 | Feb 2026 | Resale |
| RIPPLE BAY | 18 | OCR | 2* | 01-05 | 775 | $1,088,000 | $1,404 | $1,597 | Feb 2026 | Resale |
| RIPPLE BAY | 18 | OCR | 2* | 06-10 | 764 | $1,315,000 | $1,721 | $1,958 | Jan 2026 | Resale |
| RIPPLE BAY | 18 | OCR | 2* | 06-10 | 775 | $1,100,000 | $1,419 | $1,614 | Jan 2026 | Resale |
| RIPPLE BAY | 18 | OCR | 1* | 01-05 | 484 | $705,000 | $1,455 | $1,655 | Dec 2025 | Resale |
| RIPPLE BAY | 18 | OCR | 3* | 11-15 | 1,163 | $1,710,000 | $1,471 | $1,674 | Dec 2025 | Resale |
| RIPPLE BAY | 18 | OCR | 2* | 01-05 | 775 | $1,040,000 | $1,342 | $1,527 | Dec 2025 | Resale |
| RIPPLE BAY | 18 | OCR | 3* | 06-10 | 1,163 | $1,635,000 | $1,406 | $1,600 | Dec 2025 | Resale |
| RIPPLE BAY | 18 | OCR | 2* | 06-10 | 764 | $1,315,000 | $1,721 | $1,958 | Nov 2025 | Resale |
| RIPPLE BAY | 18 | OCR | 3* | 01-05 | 1,238 | $1,720,000 | $1,390 | $1,581 | Nov 2025 | Resale |
| RIPPLE BAY | 18 | OCR | 3* | 01-05 | 990 | $1,260,000 | $1,272 | $1,447 | Nov 2025 | Resale |
| RIPPLE BAY | 18 | OCR | 1* | 01-05 | 484 | $728,888 | $1,505 | $1,712 | Oct 2025 | Resale |
| RIPPLE BAY | 18 | OCR | 1* | 01-05 | 484 | $730,000 | $1,507 | $1,715 | Oct 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.