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 MARBELLA | 10 | CCR | 4 | 21-25 | 1,755 | $4,388,889 | $2,501 | $2,501 | Oct 2025 | Resale |
| THE MARBELLA | 10 | CCR | 3 | 06-10 | 1,582 | $3,650,000 | $2,307 | $2,307 | Jul 2025 | Resale |
| THE MARBELLA | 10 | CCR | 3 | 16-20 | 1,475 | $3,488,888 | $2,366 | $2,366 | May 2025 | Resale |
| THE MARBELLA | 10 | CCR | 3 | 06-10 | 1,625 | $3,999,999 | $2,461 | $2,461 | May 2025 | Resale |
| THE MARBELLA | 10 | CCR | 4* | 21-25 | 1,496 | $3,400,000 | $2,272 | $2,272 | Nov 2024 | Resale |
| THE MARBELLA | 10 | CCR | 3 | 21-25 | 1,625 | $3,800,000 | $2,338 | $2,338 | Nov 2024 | Resale |
| THE MARBELLA | 10 | CCR | 3 | 21-25 | 1,582 | $3,650,000 | $2,307 | $2,307 | Oct 2024 | Resale |
| THE MARBELLA | 10 | CCR | 2 | 21-25 | 1,076 | $2,468,000 | $2,293 | $2,293 | Sep 2024 | Resale |
| THE MARBELLA | 10 | CCR | 4* | 11-15 | 1,496 | $3,450,000 | $2,306 | $2,306 | May 2024 | Resale |
| THE MARBELLA | 10 | CCR | 2 | 11-15 | 1,076 | $2,398,000 | $2,228 | $2,228 | Apr 2024 | Resale |
| THE MARBELLA | 10 | CCR | 3 | 11-15 | 1,475 | $3,320,000 | $2,251 | $2,251 | Apr 2024 | Resale |
| THE MARBELLA | 10 | CCR | 4* | 16-20 | 1,496 | $3,380,000 | $2,259 | $2,259 | Dec 2023 | Resale |
| THE MARBELLA | 10 | CCR | 3 | 16-20 | 1,582 | $3,638,000 | $2,299 | $2,299 | Dec 2023 | Resale |
| THE MARBELLA | 10 | CCR | 3 | 11-15 | 1,582 | $3,530,000 | $2,231 | $2,231 | Oct 2023 | Resale |
| THE MARBELLA | 10 | CCR | 4* | 06-10 | 1,496 | $3,125,000 | $2,089 | $2,089 | Jul 2023 | Resale |
| THE MARBELLA | 10 | CCR | 2 | 01-05 | 1,076 | $2,300,000 | $2,137 | $2,137 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.