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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SEA HORIZON | 18 | OCR | 5 | 01-05 | 1,485 | $1,939,000 | $1,305 | $1,473 | Apr 2026 | Resale |
| SEA HORIZON | 18 | OCR | 3 | 01-05 | 1,033 | $1,368,888 | $1,325 | $1,496 | Apr 2026 | Resale |
| SEA HORIZON | 18 | OCR | 4 | 06-10 | 1,389 | $1,695,000 | $1,221 | $1,378 | Mar 2026 | Resale |
| SEA HORIZON | 18 | OCR | 4 | 06-10 | 1,389 | $1,930,000 | $1,390 | $1,569 | Feb 2026 | Resale |
| SEA HORIZON | 18 | OCR | 4 | 06-10 | 1,281 | $1,800,000 | $1,405 | $1,586 | Feb 2026 | Resale |
| SEA HORIZON | 18 | OCR | 3 | 06-10 | 1,335 | $1,693,000 | $1,268 | $1,432 | Feb 2026 | Resale |
| SEA HORIZON | 18 | OCR | 4 | 01-05 | 1,302 | $1,695,000 | $1,301 | $1,469 | Jan 2026 | Resale |
| SEA HORIZON | 18 | OCR | 3 | 06-10 | 1,076 | $1,420,000 | $1,319 | $1,489 | Jan 2026 | Resale |
| SEA HORIZON | 18 | OCR | 3 | 01-05 | 1,130 | $1,420,000 | $1,256 | $1,418 | Jan 2026 | Resale |
| SEA HORIZON | 18 | OCR | 3 | 01-05 | 1,163 | $1,420,000 | $1,222 | $1,380 | Dec 2025 | Resale |
| SEA HORIZON | 18 | OCR | 4 | 06-10 | 1,582 | $2,138,000 | $1,351 | $1,525 | Dec 2025 | Resale |
| SEA HORIZON | 18 | OCR | 3 | 11-15 | 1,335 | $1,780,000 | $1,334 | $1,506 | Nov 2025 | Resale |
| SEA HORIZON | 18 | OCR | 3 | 01-05 | 1,130 | $1,410,000 | $1,248 | $1,409 | Nov 2025 | Resale |
| SEA HORIZON | 18 | OCR | 4 | 01-05 | 1,302 | $1,640,000 | $1,259 | $1,421 | Nov 2025 | Resale |
| SEA HORIZON | 18 | OCR | 3 | 01-05 | 1,356 | $1,680,000 | $1,239 | $1,399 | Nov 2025 | Resale |
| SEA HORIZON | 18 | OCR | 3 | 01-05 | 1,163 | $1,477,500 | $1,271 | $1,435 | Nov 2025 | Resale |
| SEA HORIZON | 18 | OCR | 4 | 01-05 | 1,302 | $1,623,000 | $1,246 | $1,407 | Oct 2025 | Resale |
| SEA HORIZON | 18 | OCR | 4 | 01-05 | 1,281 | $1,628,888 | $1,272 | $1,436 | Sep 2025 | Resale |
| SEA HORIZON | 18 | OCR | 4 | 11-15 | 1,679 | $2,450,000 | $1,459 | $1,647 | Sep 2025 | Resale |
| SEA HORIZON | 18 | OCR | 3 | 06-10 | 1,152 | $1,478,000 | $1,283 | $1,448 | Aug 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.