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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SUITES @ EASTCOAST | 15 | OCR | 3 | 01-05 | 1,787 | $1,910,000 | $1,069 | $1,069 | Dec 2025 | Resale |
| SUITES @ EASTCOAST | 15 | OCR | 1 | 01-05 | 377 | $705,000 | $1,871 | $1,871 | Jul 2025 | Resale |
| SUITES @ EASTCOAST | 15 | OCR | 1 | 01-05 | 366 | $720,000 | $1,967 | $1,967 | Jun 2025 | Resale |
| SUITES @ EASTCOAST | 15 | OCR | 1 | 01-05 | 366 | $690,000 | $1,885 | $1,885 | May 2025 | Resale |
| SUITES @ EASTCOAST | 15 | OCR | 2 | 01-05 | 570 | $975,000 | $1,709 | $1,709 | Dec 2024 | Resale |
| SUITES @ EASTCOAST | 15 | OCR | 1 | 01-05 | 366 | $660,000 | $1,803 | $1,803 | Nov 2024 | Resale |
| SUITES @ EASTCOAST | 15 | OCR | 2 | 01-05 | 570 | $960,000 | $1,683 | $1,683 | Sep 2024 | Resale |
| SUITES @ EASTCOAST | 15 | OCR | 1 | 01-05 | 366 | $642,000 | $1,754 | $1,754 | Jul 2024 | Resale |
| SUITES @ EASTCOAST | 15 | OCR | 2 | 01-05 | 721 | $1,025,000 | $1,421 | $1,421 | May 2024 | Resale |
| SUITES @ EASTCOAST | 15 | OCR | 1 | 01-05 | 420 | $750,000 | $1,787 | $1,787 | Jan 2024 | Resale |
| SUITES @ EASTCOAST | 15 | OCR | 2 | 01-05 | 1,130 | $1,430,000 | $1,265 | $1,265 | Oct 2023 | Resale |
| SUITES @ EASTCOAST | 15 | OCR | 2 | 01-05 | 581 | $960,000 | $1,652 | $1,652 | Aug 2023 | Resale |
| SUITES @ EASTCOAST | 15 | OCR | 2 | 01-05 | 570 | $905,000 | $1,586 | $1,586 | Jul 2023 | Resale |
| SUITES @ EASTCOAST | 15 | OCR | 1 | 01-05 | 377 | $630,000 | $1,672 | $1,672 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.