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