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 COAST AT SENTOSA COVE | 4 | CCR | 3 | 06-10 | 2,024 | $3,415,000 | $1,688 | $1,963 | Apr 2026 | Resale |
| THE COAST AT SENTOSA COVE | 4 | CCR | 3 | 01-05 | 2,024 | $2,900,000 | $1,433 | $1,667 | Mar 2026 | Resale |
| THE COAST AT SENTOSA COVE | 4 | CCR | 3 | 06-10 | 2,024 | $3,088,000 | $1,526 | $1,775 | Mar 2026 | Resale |
| THE COAST AT SENTOSA COVE | 4 | CCR | 4 | 01-05 | 2,626 | $3,780,000 | $1,439 | $1,674 | Feb 2026 | Resale |
| THE COAST AT SENTOSA COVE | 4 | CCR | 3 | 01-05 | 2,024 | $3,025,000 | $1,495 | $1,739 | Feb 2026 | Resale |
| THE COAST AT SENTOSA COVE | 4 | CCR | 3 | 01-05 | 2,056 | $3,228,888 | $1,571 | $1,827 | Jan 2026 | Resale |
| THE COAST AT SENTOSA COVE | 4 | CCR | 3 | 06-10 | 2,024 | $3,350,000 | $1,655 | $1,925 | Dec 2025 | Resale |
| THE COAST AT SENTOSA COVE | 4 | CCR | 4 | 01-05 | 2,303 | $3,615,000 | $1,569 | $1,825 | Nov 2025 | Resale |
| THE COAST AT SENTOSA COVE | 4 | CCR | 3 | 06-10 | 2,024 | $3,250,000 | $1,606 | $1,868 | Oct 2025 | Resale |
| THE COAST AT SENTOSA COVE | 4 | CCR | 3 | 01-05 | 2,024 | $3,068,000 | $1,516 | $1,763 | Oct 2025 | Resale |
| THE COAST AT SENTOSA COVE | 4 | CCR | 3 | 01-05 | 2,024 | $2,820,000 | $1,394 | $1,621 | Oct 2025 | Resale |
| THE COAST AT SENTOSA COVE | 4 | CCR | 4 | 01-05 | 2,357 | $3,420,000 | $1,451 | $1,688 | Aug 2025 | Resale |
| THE COAST AT SENTOSA COVE | 4 | CCR | 4 | 01-05 | 2,357 | $3,250,000 | $1,379 | $1,604 | May 2025 | Resale |
| THE COAST AT SENTOSA COVE | 4 | CCR | 3 | 06-10 | 2,024 | $3,600,000 | $1,779 | $2,069 | Apr 2025 | Resale |
| THE COAST AT SENTOSA COVE | 4 | CCR | 3 | 06-10 | 2,024 | $3,187,200 | $1,575 | $1,832 | Apr 2025 | Resale |
| THE COAST AT SENTOSA COVE | 4 | CCR | 3 | 01-05 | 2,024 | $3,290,000 | $1,626 | $1,891 | Mar 2025 | Resale |
| THE COAST AT SENTOSA COVE | 4 | CCR | 4 | 01-05 | 2,336 | $3,800,000 | $1,627 | $1,892 | Dec 2024 | Resale |
| THE COAST AT SENTOSA COVE | 4 | CCR | 3 | 01-05 | 1,916 | $3,060,000 | $1,597 | $1,858 | Jul 2024 | Resale |
| THE COAST AT SENTOSA COVE | 4 | CCR | 3 | 01-05 | 2,024 | $3,308,888 | $1,635 | $1,902 | Jul 2024 | Resale |
| THE COAST AT SENTOSA COVE | 4 | CCR | 3 | 01-05 | 2,024 | $3,250,000 | $1,606 | $1,868 | May 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.