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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SEASIDE PARK | 15 | OCR | 2* | 01-05 | 872 | $1,038,000 | $1,191 | $1,254 | Mar 2026 | Resale |
| SEASIDE PARK | 15 | OCR | 5* | - | 3,054 | $7,420,000 | $2,430 | $2,430 | Dec 2025 | Resale |
| SEASIDE PARK | 15 | OCR | 5* | - | 4,481 | $7,200,000 | $1,607 | $1,607 | Nov 2025 | Resale |
| SEASIDE PARK | 15 | OCR | 5* | - | 2,019 | $5,000,000 | $2,476 | $2,476 | Oct 2025 | Resale |
| SEASIDE PARK | 15 | OCR | 5* | - | 1,724 | $4,580,000 | $2,656 | $2,656 | Sep 2025 | Resale |
| SEASIDE PARK | 15 | OCR | 5* | - | 1,877 | $4,750,000 | $2,530 | $2,530 | Mar 2025 | Resale |
| SEASIDE PARK | 15 | OCR | 5* | - | 1,792 | $5,280,000 | $2,946 | $2,946 | Jan 2025 | Resale |
| SEASIDE PARK | 15 | OCR | 5* | - | 1,732 | $4,500,000 | $2,598 | $2,598 | Oct 2024 | Resale |
| SEASIDE PARK | 15 | OCR | 5* | - | 2,632 | $5,790,000 | $2,200 | $2,200 | Sep 2024 | Resale |
| SEASIDE PARK | 15 | OCR | 5* | - | 1,806 | $4,500,000 | $2,491 | $2,491 | Jun 2024 | Resale |
| SEASIDE PARK | 15 | OCR | 5* | - | 1,875 | $4,200,000 | $2,240 | $2,240 | May 2024 | Resale |
| SEASIDE PARK | 15 | OCR | 5* | - | 2,203 | $4,550,000 | $2,065 | $2,065 | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.