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 REEF AT KING'S DOCK | 4 | RCR | 1* | 06-10 | 431 | $1,108,888 | $2,575 | $2,699 | Mar 2026 | Sub Sale |
| THE REEF AT KING'S DOCK | 4 | RCR | 2* | 01-05 | 764 | $1,800,000 | $2,355 | $2,469 | Mar 2026 | Sub Sale |
| THE REEF AT KING'S DOCK | 4 | RCR | 1* | 06-10 | 538 | $1,330,000 | $2,471 | $2,590 | Mar 2026 | Sub Sale |
| THE REEF AT KING'S DOCK | 4 | RCR | 2* | 06-10 | 764 | $2,058,000 | $2,693 | $2,823 | Mar 2026 | Sub Sale |
| THE REEF AT KING'S DOCK | 4 | RCR | 3* | 01-05 | 980 | $2,520,000 | $2,573 | $2,697 | Feb 2026 | Sub Sale |
| THE REEF AT KING'S DOCK | 4 | RCR | 1* | 01-05 | 484 | $1,270,000 | $2,622 | $2,748 | Jan 2026 | Sub Sale |
| THE REEF AT KING'S DOCK | 4 | RCR | 2* | 01-05 | 764 | $1,998,000 | $2,614 | $2,740 | Jan 2026 | Sub Sale |
| THE REEF AT KING'S DOCK | 4 | RCR | 2* | 01-05 | 764 | $1,856,000 | $2,429 | $2,546 | Jan 2026 | Sub Sale |
| THE REEF AT KING'S DOCK | 4 | RCR | 2* | 01-05 | 721 | $1,800,000 | $2,496 | $2,616 | Jan 2026 | Sub Sale |
| THE REEF AT KING'S DOCK | 4 | RCR | 1* | 06-10 | 538 | $1,335,000 | $2,481 | $2,601 | Dec 2025 | Sub Sale |
| THE REEF AT KING'S DOCK | 4 | RCR | 2* | 01-05 | 721 | $1,800,000 | $2,496 | $2,616 | Dec 2025 | Sub Sale |
| THE REEF AT KING'S DOCK | 4 | RCR | 3* | 06-10 | 1,249 | $3,450,000 | $2,763 | $2,896 | Dec 2025 | Sub Sale |
| THE REEF AT KING'S DOCK | 4 | RCR | 1* | 06-10 | 431 | $1,088,000 | $2,527 | $2,649 | Oct 2025 | Sub Sale |
| THE REEF AT KING'S DOCK | 4 | RCR | 1* | 06-10 | 431 | $1,080,000 | $2,508 | $2,629 | Oct 2025 | Sub Sale |
| THE REEF AT KING'S DOCK | 4 | RCR | 2* | 06-10 | 883 | $2,385,000 | $2,702 | $2,832 | Oct 2025 | Sub Sale |
| THE REEF AT KING'S DOCK | 4 | RCR | 2* | 06-10 | 721 | $1,780,000 | $2,468 | $2,587 | Oct 2025 | Sub Sale |
| THE REEF AT KING'S DOCK | 4 | RCR | 1* | 01-05 | 570 | $1,300,000 | $2,279 | $2,389 | Sep 2025 | Sub Sale |
| THE REEF AT KING'S DOCK | 4 | RCR | 1* | 06-10 | 484 | $1,200,000 | $2,477 | $2,596 | Sep 2025 | Sub Sale |
| THE REEF AT KING'S DOCK | 4 | RCR | 2* | 01-05 | 657 | $1,550,000 | $2,361 | $2,475 | Aug 2025 | Sub Sale |
| THE REEF AT KING'S DOCK | 4 | RCR | 1* | 01-05 | 484 | $1,110,000 | $2,292 | $2,403 | Aug 2025 | Sub Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.