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 |
|---|---|---|---|---|---|---|---|---|---|---|
| VIBES @ EAST COAST | 15 | OCR | 1 | 01-05 | 667 | $1,005,000 | $1,506 | $1,506 | Dec 2025 | Resale |
| VIBES @ EAST COAST | 15 | OCR | 1 | 01-05 | 420 | $770,000 | $1,834 | $1,834 | Jul 2025 | Resale |
| VIBES @ EAST COAST | 15 | OCR | 1 | 01-05 | 388 | $733,000 | $1,892 | $1,892 | May 2025 | Resale |
| VIBES @ EAST COAST | 15 | OCR | 1 | 01-05 | 398 | $710,000 | $1,783 | $1,783 | Mar 2025 | Resale |
| VIBES @ EAST COAST | 15 | OCR | 1 | 01-05 | 409 | $740,000 | $1,809 | $1,809 | Feb 2025 | Resale |
| VIBES @ EAST COAST | 15 | OCR | 1 | 01-05 | 366 | $668,000 | $1,825 | $1,825 | Jan 2025 | Resale |
| VIBES @ EAST COAST | 15 | OCR | 1 | 01-05 | 377 | $718,000 | $1,906 | $1,906 | Nov 2024 | Resale |
| VIBES @ EAST COAST | 15 | OCR | 1 | 01-05 | 463 | $640,000 | $1,383 | $1,383 | Oct 2024 | Resale |
| VIBES @ EAST COAST | 15 | OCR | 1 | 01-05 | 409 | $732,000 | $1,790 | $1,790 | Sep 2024 | Resale |
| VIBES @ EAST COAST | 15 | OCR | 2 | 01-05 | 624 | $980,000 | $1,570 | $1,570 | May 2024 | Resale |
| VIBES @ EAST COAST | 15 | OCR | 1 | 01-05 | 420 | $708,000 | $1,687 | $1,687 | Apr 2024 | Resale |
| VIBES @ EAST COAST | 15 | OCR | 1 | 01-05 | 420 | $728,000 | $1,734 | $1,734 | Feb 2024 | Resale |
| VIBES @ EAST COAST | 15 | OCR | 1 | 01-05 | 344 | $645,000 | $1,873 | $1,873 | Nov 2023 | Resale |
| VIBES @ EAST COAST | 15 | OCR | 1 | 01-05 | 398 | $693,000 | $1,740 | $1,740 | Oct 2023 | Resale |
| VIBES @ EAST COAST | 15 | OCR | 1 | 01-05 | 377 | $660,000 | $1,752 | $1,752 | Jul 2023 | Resale |
| VIBES @ EAST COAST | 15 | OCR | 1 | 01-05 | 398 | $713,888 | $1,792 | $1,792 | Jul 2023 | Resale |
| VIBES @ EAST COAST | 15 | OCR | 1 | 01-05 | 409 | $688,000 | $1,682 | $1,682 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.