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 OCEANFRONT @ SENTOSA COVE | 4 | CCR | 3 | 06-10 | 1,711 | $2,500,000 | $1,461 | $1,709 | Mar 2026 | Resale |
| THE OCEANFRONT @ SENTOSA COVE | 4 | CCR | 4 | 11-15 | 3,326 | $6,300,000 | $1,894 | $2,215 | Feb 2026 | Resale |
| THE OCEANFRONT @ SENTOSA COVE | 4 | CCR | 2 | 06-10 | 1,216 | $2,068,880 | $1,701 | $1,989 | Feb 2026 | Resale |
| THE OCEANFRONT @ SENTOSA COVE | 4 | CCR | 3 | 06-10 | 1,776 | $3,050,000 | $1,717 | $2,008 | Jan 2026 | Resale |
| THE OCEANFRONT @ SENTOSA COVE | 4 | CCR | 2 | 01-05 | 1,216 | $2,050,000 | $1,685 | $1,971 | Nov 2025 | Resale |
| THE OCEANFRONT @ SENTOSA COVE | 4 | CCR | 4 | 01-05 | 2,045 | $3,670,000 | $1,794 | $2,098 | Nov 2025 | Resale |
| THE OCEANFRONT @ SENTOSA COVE | 4 | CCR | 3 | 01-05 | 1,808 | $3,300,000 | $1,825 | $2,135 | Oct 2025 | Resale |
| THE OCEANFRONT @ SENTOSA COVE | 4 | CCR | 2 | 01-05 | 1,216 | $1,900,000 | $1,562 | $1,827 | Sep 2025 | Resale |
| THE OCEANFRONT @ SENTOSA COVE | 4 | CCR | 2 | 06-10 | 1,216 | $2,180,000 | $1,792 | $2,096 | Aug 2025 | Resale |
| THE OCEANFRONT @ SENTOSA COVE | 4 | CCR | 3 | 06-10 | 1,711 | $2,950,000 | $1,724 | $2,016 | Jul 2025 | Resale |
| THE OCEANFRONT @ SENTOSA COVE | 4 | CCR | 3 | 01-05 | 1,711 | $2,740,000 | $1,601 | $1,873 | Jun 2025 | Resale |
| THE OCEANFRONT @ SENTOSA COVE | 4 | CCR | 3 | 01-05 | 1,679 | $2,680,000 | $1,596 | $1,867 | May 2025 | Resale |
| THE OCEANFRONT @ SENTOSA COVE | 4 | CCR | 2 | 01-05 | 1,216 | $2,050,000 | $1,685 | $1,971 | Mar 2025 | Resale |
| THE OCEANFRONT @ SENTOSA COVE | 4 | CCR | 3 | 01-05 | 1,711 | $2,540,000 | $1,484 | $1,736 | Feb 2025 | Resale |
| THE OCEANFRONT @ SENTOSA COVE | 4 | CCR | 3 | 01-05 | 1,711 | $2,780,000 | $1,624 | $1,899 | Feb 2025 | Resale |
| THE OCEANFRONT @ SENTOSA COVE | 4 | CCR | 3 | 06-10 | 1,894 | $3,150,000 | $1,663 | $1,945 | Jan 2025 | Resale |
| THE OCEANFRONT @ SENTOSA COVE | 4 | CCR | 3 | 01-05 | 1,701 | $2,786,888 | $1,639 | $1,917 | Dec 2024 | Resale |
| THE OCEANFRONT @ SENTOSA COVE | 4 | CCR | 4 | 01-05 | 2,013 | $3,380,000 | $1,679 | $1,964 | Dec 2024 | Resale |
| THE OCEANFRONT @ SENTOSA COVE | 4 | CCR | 3 | 06-10 | 1,711 | $2,781,000 | $1,625 | $1,901 | Nov 2024 | Resale |
| THE OCEANFRONT @ SENTOSA COVE | 4 | CCR | 4 | 06-10 | 2,831 | $4,700,000 | $1,660 | $1,942 | Nov 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.