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 |
|---|---|---|---|---|---|---|---|---|---|---|
| THE BERTH BY THE COVE | 4 | CCR | 3 | 01-05 | 1,625 | $2,400,000 | $1,477 | — | Jan 2026 | Resale |
| THE BERTH BY THE COVE | 4 | CCR | 4* | 06-10 | 1,453 | $2,015,000 | $1,387 | — | Oct 2025 | Resale |
| THE BERTH BY THE COVE | 4 | CCR | 2 | 01-05 | 1,184 | $1,845,000 | $1,558 | — | Sep 2025 | Resale |
| THE BERTH BY THE COVE | 4 | CCR | 3 | 01-05 | 1,668 | $2,515,000 | $1,507 | — | Sep 2025 | Resale |
| THE BERTH BY THE COVE | 4 | CCR | 3 | 01-05 | 2,024 | $2,200,000 | $1,087 | — | Sep 2025 | Resale |
| THE BERTH BY THE COVE | 4 | CCR | 4 | 06-10 | 2,992 | $3,250,000 | $1,086 | — | Jun 2025 | Resale |
| THE BERTH BY THE COVE | 4 | CCR | 3 | 01-05 | 2,099 | $2,700,000 | $1,286 | — | Apr 2025 | Resale |
| THE BERTH BY THE COVE | 4 | CCR | 3 | 01-05 | 1,668 | $2,580,000 | $1,546 | — | Dec 2024 | Resale |
| THE BERTH BY THE COVE | 4 | CCR | 4 | 06-10 | 3,089 | $3,600,000 | $1,165 | — | Nov 2024 | Resale |
| THE BERTH BY THE COVE | 4 | CCR | 3 | 01-05 | 1,625 | $2,430,000 | $1,495 | — | Nov 2024 | Resale |
| THE BERTH BY THE COVE | 4 | CCR | 3 | 01-05 | 1,647 | $2,400,000 | $1,457 | — | Sep 2024 | Resale |
| THE BERTH BY THE COVE | 4 | CCR | 3 | 01-05 | 1,625 | $2,460,000 | $1,514 | — | Jul 2024 | Resale |
| THE BERTH BY THE COVE | 4 | CCR | 5 | 06-10 | 3,315 | $4,100,000 | $1,237 | — | Jun 2024 | Resale |
| THE BERTH BY THE COVE | 4 | CCR | 2 | 01-05 | 1,152 | $1,768,000 | $1,535 | — | Jun 2024 | Resale |
| THE BERTH BY THE COVE | 4 | CCR | 3 | 01-05 | 1,668 | $2,500,000 | $1,498 | — | May 2024 | Resale |
| THE BERTH BY THE COVE | 4 | CCR | 3 | 01-05 | 1,625 | $2,456,000 | $1,511 | — | Jan 2024 | Resale |
| THE BERTH BY THE COVE | 4 | CCR | 2 | 01-05 | 1,184 | $1,900,000 | $1,605 | — | Dec 2023 | Resale |
| THE BERTH BY THE COVE | 4 | CCR | 4 | 06-10 | 3,046 | $3,250,000 | $1,067 | — | Nov 2023 | Resale |
| THE BERTH BY THE COVE | 4 | CCR | 2 | 01-05 | 1,173 | $1,848,888 | $1,576 | — | Sep 2023 | Resale |
| THE BERTH BY THE COVE | 4 | CCR | 3 | 01-05 | 1,604 | $2,315,008 | $1,443 | — | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.