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 SAIL @ MARINA BAY | 1 | CCR | 2 | 16-20 | 861 | $1,703,800 | $1,979 | $2,354 | Mar 2026 | Resale |
| THE SAIL @ MARINA BAY | 1 | CCR | 3 | 61-65 | 1,722 | $3,800,000 | $2,206 | $2,624 | Mar 2026 | Resale |
| THE SAIL @ MARINA BAY | 1 | CCR | 1 | 16-20 | 657 | $1,160,000 | $1,767 | $2,102 | Mar 2026 | Resale |
| THE SAIL @ MARINA BAY | 1 | CCR | 2 | 26-30 | 883 | $1,820,000 | $2,062 | $2,453 | Feb 2026 | Resale |
| THE SAIL @ MARINA BAY | 1 | CCR | 3 | 36-40 | 1,184 | $2,590,000 | $2,187 | $2,601 | Feb 2026 | Resale |
| THE SAIL @ MARINA BAY | 1 | CCR | 1 | 61-65 | 657 | $1,230,000 | $1,873 | $2,228 | Jan 2026 | Resale |
| THE SAIL @ MARINA BAY | 1 | CCR | 3 | 51-55 | 1,313 | $2,615,000 | $1,991 | $2,368 | Jan 2026 | Resale |
| THE SAIL @ MARINA BAY | 1 | CCR | 2 | 41-45 | 861 | $1,706,888 | $1,982 | $2,357 | Dec 2025 | Resale |
| THE SAIL @ MARINA BAY | 1 | CCR | 3 | 46-50 | 1,313 | $2,650,000 | $2,018 | $2,400 | Dec 2025 | Resale |
| THE SAIL @ MARINA BAY | 1 | CCR | 2 | 56-60 | 861 | $1,868,000 | $2,169 | $2,580 | Nov 2025 | Resale |
| THE SAIL @ MARINA BAY | 1 | CCR | 2 | 11-15 | 936 | $2,180,000 | $2,328 | $2,769 | Nov 2025 | Resale |
| THE SAIL @ MARINA BAY | 1 | CCR | 1 | 06-10 | 657 | $1,068,000 | $1,627 | $1,935 | Oct 2025 | Resale |
| THE SAIL @ MARINA BAY | 1 | CCR | 1 | 26-30 | 592 | $1,100,000 | $1,858 | $2,210 | Oct 2025 | Resale |
| THE SAIL @ MARINA BAY | 1 | CCR | 2 | 06-10 | 893 | $1,850,000 | $2,071 | $2,463 | Oct 2025 | Resale |
| THE SAIL @ MARINA BAY | 1 | CCR | 2 | 41-45 | 1,033 | $2,355,000 | $2,279 | $2,711 | Oct 2025 | Resale |
| THE SAIL @ MARINA BAY | 1 | CCR | 2 | 26-30 | 861 | $1,620,000 | $1,881 | $2,237 | Sep 2025 | Resale |
| THE SAIL @ MARINA BAY | 1 | CCR | 2 | 36-40 | 883 | $2,200,000 | $2,493 | $2,965 | Sep 2025 | Resale |
| THE SAIL @ MARINA BAY | 1 | CCR | 2 | 21-25 | 861 | $1,780,000 | $2,067 | $2,459 | Sep 2025 | Resale |
| THE SAIL @ MARINA BAY | 1 | CCR | 1 | 36-40 | 592 | $1,215,000 | $2,052 | $2,441 | Sep 2025 | Resale |
| THE SAIL @ MARINA BAY | 1 | CCR | 1 | 11-15 | 592 | $1,160,000 | $1,959 | $2,330 | Aug 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.