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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SEASTRAND | 18 | OCR | 3 | 06-10 | 1,302 | $1,850,000 | $1,420 | $1,616 | Apr 2026 | Resale |
| SEASTRAND | 18 | OCR | 1 | 11-15 | 570 | $727,500 | $1,275 | $1,451 | Feb 2026 | Resale |
| SEASTRAND | 18 | OCR | 3 | 06-10 | 1,302 | $1,790,000 | $1,374 | $1,563 | Feb 2026 | Resale |
| SEASTRAND | 18 | OCR | 1 | 06-10 | 592 | $760,000 | $1,284 | $1,461 | Jan 2026 | Resale |
| SEASTRAND | 18 | OCR | 2 | 06-10 | 883 | $1,130,000 | $1,280 | $1,456 | Jan 2026 | Resale |
| SEASTRAND | 18 | OCR | 1 | 01-05 | 570 | $738,000 | $1,294 | $1,472 | Jan 2026 | Resale |
| SEASTRAND | 18 | OCR | 1 | 06-10 | 592 | $735,000 | $1,242 | $1,413 | Dec 2025 | Resale |
| SEASTRAND | 18 | OCR | 2 | 01-05 | 990 | $1,253,000 | $1,265 | $1,439 | Dec 2025 | Resale |
| SEASTRAND | 18 | OCR | 2 | 06-10 | 883 | $1,120,000 | $1,269 | $1,444 | Dec 2025 | Resale |
| SEASTRAND | 18 | OCR | 3 | 01-05 | 1,216 | $1,680,000 | $1,381 | $1,571 | Dec 2025 | Resale |
| SEASTRAND | 18 | OCR | 2 | 11-15 | 883 | $1,153,000 | $1,306 | $1,486 | Nov 2025 | Resale |
| SEASTRAND | 18 | OCR | 2 | 06-10 | 883 | $1,145,000 | $1,297 | $1,476 | Sep 2025 | Resale |
| SEASTRAND | 18 | OCR | 1 | 06-10 | 570 | $725,000 | $1,271 | $1,446 | Aug 2025 | Resale |
| SEASTRAND | 18 | OCR | 1 | 01-05 | 570 | $720,000 | $1,262 | $1,436 | Aug 2025 | Resale |
| SEASTRAND | 18 | OCR | 1 | 01-05 | 581 | $740,000 | $1,273 | $1,448 | Aug 2025 | Resale |
| SEASTRAND | 18 | OCR | 3 | 06-10 | 1,109 | $1,540,000 | $1,389 | $1,580 | Jul 2025 | Resale |
| SEASTRAND | 18 | OCR | 1 | 11-15 | 581 | $700,000 | $1,204 | $1,370 | Jul 2025 | Resale |
| SEASTRAND | 18 | OCR | 1 | 06-10 | 592 | $765,000 | $1,292 | $1,470 | Jun 2025 | Resale |
| SEASTRAND | 18 | OCR | 3 | 01-05 | 1,485 | $1,760,000 | $1,185 | $1,348 | Jun 2025 | Resale |
| SEASTRAND | 18 | OCR | 3 | 06-10 | 1,109 | $1,370,000 | $1,236 | $1,406 | Apr 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.