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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| SEASCAPE | 4 | CCR | 3 | 06-10 | 2,174 | $4,050,000 | $1,863 | — | Feb 2026 | Resale |
| SEASCAPE | 4 | CCR | 4 | 01-05 | 2,669 | $5,553,000 | $2,080 | — | Feb 2026 | Resale |
| SEASCAPE | 4 | CCR | 4 | 01-05 | 2,852 | $6,185,000 | $2,168 | — | Nov 2025 | Resale |
| SEASCAPE | 4 | CCR | 3 | 06-10 | 2,164 | $4,080,000 | $1,886 | — | Sep 2025 | Resale |
| SEASCAPE | 4 | CCR | 4 | 06-10 | 2,680 | $4,700,000 | $1,754 | — | Aug 2025 | Resale |
| SEASCAPE | 4 | CCR | 4 | 06-10 | 3,380 | $6,929,000 | $2,050 | — | Jul 2025 | Resale |
| SEASCAPE | 4 | CCR | 3 | 01-05 | 2,174 | $4,483,000 | $2,062 | — | May 2025 | Resale |
| SEASCAPE | 4 | CCR | 4 | 06-10 | 2,680 | $4,600,000 | $1,716 | — | Mar 2025 | Resale |
| SEASCAPE | 4 | CCR | 3 | 06-10 | 2,174 | $3,980,000 | $1,830 | — | Dec 2024 | Resale |
| SEASCAPE | 4 | CCR | 3 | 01-05 | 2,174 | $4,530,000 | $2,083 | — | Dec 2024 | Resale |
| SEASCAPE | 4 | CCR | 4 | 06-10 | 2,680 | $4,500,000 | $1,679 | — | Aug 2024 | Resale |
| SEASCAPE | 4 | CCR | 3 | 06-10 | 2,164 | $4,480,000 | $2,071 | — | May 2024 | Resale |
| SEASCAPE | 4 | CCR | 4 | 01-05 | 2,680 | $5,050,000 | $1,884 | — | May 2024 | Resale |
| SEASCAPE | 4 | CCR | 3 | 06-10 | 2,174 | $4,110,000 | $1,890 | — | Dec 2023 | Resale |
| SEASCAPE | 4 | CCR | 4 | 06-10 | 2,669 | $5,847,000 | $2,190 | — | Sep 2023 | Resale |
| SEASCAPE | 4 | CCR | 3 | 06-10 | 2,174 | $4,461,000 | $2,052 | — | Aug 2023 | Resale |
| SEASCAPE | 4 | CCR | 4 | 01-05 | 2,669 | $5,741,000 | $2,151 | — | Jul 2023 | Resale |
| SEASCAPE | 4 | CCR | 4 | 06-10 | 2,852 | $6,374,500 | $2,235 | — | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.