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 |
|---|---|---|---|---|---|---|---|---|---|---|
| THE BAYSHORE | 16 | OCR | 3* | 06-10 | 980 | $1,293,000 | $1,320 | $1,662 | Apr 2026 | Resale |
| THE BAYSHORE | 16 | OCR | 4* | 16-20 | 1,432 | $2,060,000 | $1,439 | $1,812 | Mar 2026 | Resale |
| THE BAYSHORE | 16 | OCR | 3* | 26-30 | 1,012 | $1,325,000 | $1,310 | $1,649 | Mar 2026 | Resale |
| THE BAYSHORE | 16 | OCR | 4* | 26-30 | 1,432 | $2,010,000 | $1,404 | $1,768 | Mar 2026 | Resale |
| THE BAYSHORE | 16 | OCR | 4* | 21-25 | 1,432 | $2,038,000 | $1,424 | $1,793 | Mar 2026 | Resale |
| THE BAYSHORE | 16 | OCR | 3* | 06-10 | 1,227 | $1,598,000 | $1,302 | $1,639 | Mar 2026 | Resale |
| THE BAYSHORE | 16 | OCR | 3* | 06-10 | 969 | $1,368,888 | $1,413 | $1,779 | Mar 2026 | Resale |
| THE BAYSHORE | 16 | OCR | 3* | 16-20 | 1,184 | $1,700,000 | $1,436 | $1,808 | Feb 2026 | Resale |
| THE BAYSHORE | 16 | OCR | 3* | 26-30 | 980 | $1,310,000 | $1,337 | $1,683 | Feb 2026 | Resale |
| THE BAYSHORE | 16 | OCR | 4* | 11-15 | 1,432 | $2,000,000 | $1,397 | $1,759 | Feb 2026 | Resale |
| THE BAYSHORE | 16 | OCR | 3* | 26-30 | 1,238 | $1,860,000 | $1,503 | $1,892 | Feb 2026 | Resale |
| THE BAYSHORE | 16 | OCR | 3* | 06-10 | 1,184 | $1,580,000 | $1,334 | $1,680 | Feb 2026 | Resale |
| THE BAYSHORE | 16 | OCR | 4* | 11-15 | 1,259 | $1,675,000 | $1,330 | $1,675 | Jan 2026 | Resale |
| THE BAYSHORE | 16 | OCR | 3* | 16-20 | 1,227 | $1,700,000 | $1,385 | $1,744 | Jan 2026 | Resale |
| THE BAYSHORE | 16 | OCR | 3* | 01-05 | 947 | $1,170,000 | $1,235 | $1,555 | Jan 2026 | Resale |
| THE BAYSHORE | 16 | OCR | 3* | 11-15 | 1,184 | $1,700,000 | $1,436 | $1,808 | Jan 2026 | Resale |
| THE BAYSHORE | 16 | OCR | 3* | 16-20 | 1,012 | $1,268,000 | $1,253 | $1,578 | Jan 2026 | Resale |
| THE BAYSHORE | 16 | OCR | 3* | 01-05 | 1,184 | $1,648,000 | $1,392 | $1,753 | Dec 2025 | Resale |
| THE BAYSHORE | 16 | OCR | 3* | 06-10 | 926 | $1,300,000 | $1,404 | $1,768 | Dec 2025 | Resale |
| THE BAYSHORE | 16 | OCR | 3* | 26-30 | 1,012 | $1,403,000 | $1,387 | $1,746 | Nov 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.