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 QUAYSIDE | 9 | CCR | 3* | 06-10 | 1,130 | $1,765,000 | $1,562 | $1,953 | Feb 2026 | Resale |
| THE QUAYSIDE | 9 | CCR | 4* | 01-05 | 1,550 | $2,518,000 | $1,625 | $2,032 | Oct 2025 | Resale |
| THE QUAYSIDE | 9 | CCR | 3* | 06-10 | 1,130 | $2,068,888 | $1,831 | $2,289 | Sep 2025 | Resale |
| THE QUAYSIDE | 9 | CCR | 3* | 01-05 | 1,173 | $1,780,000 | $1,517 | $1,896 | Aug 2025 | Resale |
| THE QUAYSIDE | 9 | CCR | 4* | 06-10 | 1,367 | $2,000,000 | $1,463 | $1,829 | Jul 2025 | Resale |
| THE QUAYSIDE | 9 | CCR | 4* | 01-05 | 1,345 | $2,150,000 | $1,598 | $1,998 | Jun 2025 | Resale |
| THE QUAYSIDE | 9 | CCR | 5* | 01-05 | 1,647 | $2,700,000 | $1,639 | $2,049 | Apr 2025 | Resale |
| THE QUAYSIDE | 9 | CCR | 4* | 01-05 | 1,389 | $2,215,000 | $1,595 | $1,994 | Dec 2024 | Resale |
| THE QUAYSIDE | 9 | CCR | 4* | 06-10 | 1,345 | $2,220,000 | $1,650 | $2,063 | Jul 2024 | Resale |
| THE QUAYSIDE | 9 | CCR | 4* | 01-05 | 1,335 | $2,468,000 | $1,849 | $2,312 | Jan 2024 | Resale |
| THE QUAYSIDE | 9 | CCR | 5* | 01-05 | 1,711 | $2,800,000 | $1,636 | $2,045 | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.