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 RESIDENCES AT W SINGAPORE SENTOSA COVE | 4 | CCR | 2 | 06-10 | 2,217 | $4,370,000 | $1,971 | $2,293 | Apr 2026 | Resale |
| THE RESIDENCES AT W SINGAPORE SENTOSA COVE | 4 | CCR | 3 | 01-05 | 1,948 | $3,385,600 | $1,738 | $2,022 | Mar 2026 | Resale |
| THE RESIDENCES AT W SINGAPORE SENTOSA COVE | 4 | CCR | 3 | 01-05 | 1,658 | $3,022,500 | $1,823 | $2,120 | Mar 2026 | Resale |
| THE RESIDENCES AT W SINGAPORE SENTOSA COVE | 4 | CCR | 3 | 01-05 | 1,658 | $2,934,800 | $1,770 | $2,059 | Feb 2026 | Resale |
| THE RESIDENCES AT W SINGAPORE SENTOSA COVE | 4 | CCR | 3 | 06-10 | 2,573 | $5,005,000 | $1,946 | $2,263 | Jan 2026 | Resale |
| THE RESIDENCES AT W SINGAPORE SENTOSA COVE | 4 | CCR | 3 | 01-05 | 1,658 | $3,212,000 | $1,938 | $2,254 | Dec 2025 | Resale |
| THE RESIDENCES AT W SINGAPORE SENTOSA COVE | 4 | CCR | 4 | 06-10 | 3,272 | $6,081,200 | $1,858 | $2,161 | Dec 2025 | Resale |
| THE RESIDENCES AT W SINGAPORE SENTOSA COVE | 4 | CCR | 3 | 01-05 | 1,658 | $3,082,000 | $1,859 | $2,162 | Dec 2025 | Resale |
| THE RESIDENCES AT W SINGAPORE SENTOSA COVE | 4 | CCR | 4 | 01-05 | 2,067 | $3,840,900 | $1,858 | $2,161 | Nov 2025 | Resale |
| THE RESIDENCES AT W SINGAPORE SENTOSA COVE | 4 | CCR | 3 | 01-05 | 1,658 | $3,149,000 | $1,900 | $2,210 | Nov 2025 | Resale |
| THE RESIDENCES AT W SINGAPORE SENTOSA COVE | 4 | CCR | 3 | 01-05 | 1,658 | $2,938,800 | $1,773 | $2,062 | Nov 2025 | Resale |
| THE RESIDENCES AT W SINGAPORE SENTOSA COVE | 4 | CCR | 4 | 01-05 | 2,067 | $3,680,000 | $1,781 | $2,072 | Oct 2025 | Resale |
| THE RESIDENCES AT W SINGAPORE SENTOSA COVE | 4 | CCR | 4 | 06-10 | 3,240 | $5,731,600 | $1,769 | $2,058 | Oct 2025 | Resale |
| THE RESIDENCES AT W SINGAPORE SENTOSA COVE | 4 | CCR | 4 | 01-05 | 2,067 | $3,606,400 | $1,745 | $2,030 | Oct 2025 | Resale |
| THE RESIDENCES AT W SINGAPORE SENTOSA COVE | 4 | CCR | 2 | 01-05 | 1,238 | $2,232,000 | $1,803 | $2,097 | Sep 2025 | Resale |
| THE RESIDENCES AT W SINGAPORE SENTOSA COVE | 4 | CCR | 4 | 01-05 | 2,067 | $3,799,600 | $1,839 | $2,139 | Sep 2025 | Resale |
| THE RESIDENCES AT W SINGAPORE SENTOSA COVE | 4 | CCR | 3 | 06-10 | 2,573 | $4,761,600 | $1,851 | $2,153 | Sep 2025 | Resale |
| THE RESIDENCES AT W SINGAPORE SENTOSA COVE | 4 | CCR | 3 | 01-05 | 1,658 | $3,022,500 | $1,823 | $2,120 | Sep 2025 | Resale |
| THE RESIDENCES AT W SINGAPORE SENTOSA COVE | 4 | CCR | 4 | 01-05 | 2,067 | $3,606,400 | $1,745 | $2,030 | Aug 2025 | Resale |
| THE RESIDENCES AT W SINGAPORE SENTOSA COVE | 4 | CCR | 2 | 01-05 | 1,238 | $2,380,000 | $1,923 | $2,237 | Jun 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.