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 SHORE RESIDENCES | 15 | RCR | 2 | 16-20 | 893 | $1,820,000 | $2,037 | $2,300 | Apr 2026 | Resale |
| THE SHORE RESIDENCES | 15 | RCR | 2 | 16-20 | 893 | $1,878,000 | $2,102 | $2,373 | Feb 2026 | Resale |
| THE SHORE RESIDENCES | 15 | RCR | 4 | 16-20 | 1,432 | $3,200,000 | $2,235 | $2,523 | Feb 2026 | Resale |
| THE SHORE RESIDENCES | 15 | RCR | 1 | 01-05 | 592 | $1,050,000 | $1,774 | $2,003 | Dec 2025 | Resale |
| THE SHORE RESIDENCES | 15 | RCR | 2 | 16-20 | 893 | $1,928,000 | $2,158 | $2,436 | Nov 2025 | Resale |
| THE SHORE RESIDENCES | 15 | RCR | 2 | 16-20 | 893 | $1,888,888 | $2,114 | $2,387 | Sep 2025 | Resale |
| THE SHORE RESIDENCES | 15 | RCR | 2 | 11-15 | 872 | $1,850,000 | $2,122 | $2,396 | Aug 2025 | Resale |
| THE SHORE RESIDENCES | 15 | RCR | 2 | 16-20 | 893 | $1,968,000 | $2,203 | $2,487 | Aug 2025 | Resale |
| THE SHORE RESIDENCES | 15 | RCR | 2 | 11-15 | 883 | $1,718,888 | $1,947 | $2,198 | Jul 2025 | Resale |
| THE SHORE RESIDENCES | 15 | RCR | 2 | 16-20 | 893 | $1,900,000 | $2,127 | $2,401 | Jun 2025 | Resale |
| THE SHORE RESIDENCES | 15 | RCR | 2 | 11-15 | 872 | $1,850,000 | $2,122 | $2,396 | Mar 2025 | Resale |
| THE SHORE RESIDENCES | 15 | RCR | 4* | 01-05 | 1,292 | $2,660,000 | $2,059 | $2,325 | Mar 2025 | Resale |
| THE SHORE RESIDENCES | 15 | RCR | 1 | 06-10 | 592 | $1,070,000 | $1,807 | $2,040 | Mar 2025 | Resale |
| THE SHORE RESIDENCES | 15 | RCR | 2 | 16-20 | 893 | $1,875,000 | $2,099 | $2,370 | Jan 2025 | Resale |
| THE SHORE RESIDENCES | 15 | RCR | 4* | 01-05 | 1,292 | $2,700,000 | $2,090 | $2,360 | Jan 2025 | Resale |
| THE SHORE RESIDENCES | 15 | RCR | 2 | 11-15 | 883 | $1,850,000 | $2,096 | $2,366 | Jan 2025 | Resale |
| THE SHORE RESIDENCES | 15 | RCR | 3 | 11-15 | 1,141 | $2,658,000 | $2,330 | $2,630 | Dec 2024 | Resale |
| THE SHORE RESIDENCES | 15 | RCR | 2 | 11-15 | 872 | $1,845,000 | $2,116 | $2,389 | Nov 2024 | Resale |
| THE SHORE RESIDENCES | 15 | RCR | 4 | 11-15 | 1,378 | $3,140,000 | $2,279 | $2,573 | Oct 2024 | Resale |
| THE SHORE RESIDENCES | 15 | RCR | 1 | 06-10 | 592 | $1,070,000 | $1,807 | $2,040 | Oct 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.