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 ESTUARY | 27 | OCR | 3 | 11-15 | 1,184 | $1,800,000 | $1,520 | — | Feb 2026 | Resale |
| THE ESTUARY | 27 | OCR | 2 | 11-15 | 1,119 | $1,480,000 | $1,322 | — | Feb 2026 | Resale |
| THE ESTUARY | 27 | OCR | 4 | 06-10 | 1,528 | $1,900,000 | $1,243 | — | Feb 2026 | Resale |
| THE ESTUARY | 27 | OCR | 3 | 01-05 | 1,302 | $1,550,000 | $1,190 | — | Jan 2026 | Resale |
| THE ESTUARY | 27 | OCR | 4 | 06-10 | 1,528 | $2,100,000 | $1,374 | — | Jan 2026 | Resale |
| THE ESTUARY | 27 | OCR | 2 | 11-15 | 926 | $1,212,000 | $1,309 | — | Jan 2026 | Resale |
| THE ESTUARY | 27 | OCR | 2 | 06-10 | 904 | $1,305,000 | $1,443 | — | Dec 2025 | Resale |
| THE ESTUARY | 27 | OCR | 3* | 01-05 | 915 | $1,110,000 | $1,213 | — | Nov 2025 | Resale |
| THE ESTUARY | 27 | OCR | 3 | 11-15 | 1,302 | $1,968,000 | $1,511 | — | Nov 2025 | Resale |
| THE ESTUARY | 27 | OCR | 2 | 11-15 | 926 | $1,260,000 | $1,361 | — | Oct 2025 | Resale |
| THE ESTUARY | 27 | OCR | 2 | 06-10 | 926 | $1,200,000 | $1,296 | — | Sep 2025 | Resale |
| THE ESTUARY | 27 | OCR | 3 | 06-10 | 1,184 | $1,540,000 | $1,301 | — | Aug 2025 | Resale |
| THE ESTUARY | 27 | OCR | 2 | 16-20 | 1,119 | $1,490,000 | $1,331 | — | Aug 2025 | Resale |
| THE ESTUARY | 27 | OCR | 2 | 06-10 | 1,119 | $1,468,000 | $1,311 | — | Aug 2025 | Resale |
| THE ESTUARY | 27 | OCR | 2 | 11-15 | 926 | $1,168,888 | $1,263 | — | Jul 2025 | Resale |
| THE ESTUARY | 27 | OCR | 2 | 11-15 | 926 | $1,158,888 | $1,252 | — | Jul 2025 | Resale |
| THE ESTUARY | 27 | OCR | 2 | 06-10 | 926 | $1,165,000 | $1,259 | — | May 2025 | Resale |
| THE ESTUARY | 27 | OCR | 3 | 11-15 | 1,313 | $1,855,000 | $1,413 | — | Mar 2025 | Resale |
| THE ESTUARY | 27 | OCR | 3 | 01-05 | 1,302 | $1,432,000 | $1,099 | — | Feb 2025 | Resale |
| THE ESTUARY | 27 | OCR | 4* | 11-15 | 1,453 | $1,978,000 | $1,361 | — | Jan 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.