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 |
|---|---|---|---|---|---|---|---|---|---|---|
| W RESIDENCES MARINA VIEW - SINGAPORE | 1 | CCR | 2* | 16-20 | 818 | $2,148,000 | $2,626 | $2,764 | Mar 2026 | New Sale |
| W RESIDENCES MARINA VIEW - SINGAPORE | 1 | CCR | 2* | 16-20 | 710 | $1,927,000 | $2,712 | $2,855 | Mar 2026 | New Sale |
| W RESIDENCES MARINA VIEW - SINGAPORE | 1 | CCR | 2* | 16-20 | 818 | $2,138,000 | $2,614 | $2,752 | Mar 2026 | New Sale |
| W RESIDENCES MARINA VIEW - SINGAPORE | 1 | CCR | 3* | 16-20 | 1,195 | $3,358,000 | $2,811 | $2,959 | Mar 2026 | New Sale |
| W RESIDENCES MARINA VIEW - SINGAPORE | 1 | CCR | 2* | 16-20 | 797 | $2,088,000 | $2,621 | $2,759 | Mar 2026 | New Sale |
| W RESIDENCES MARINA VIEW - SINGAPORE | 1 | CCR | 2* | 16-20 | 710 | $1,880,000 | $2,646 | $2,785 | Mar 2026 | New Sale |
| W RESIDENCES MARINA VIEW - SINGAPORE | 1 | CCR | 2* | 16-20 | 710 | $1,890,000 | $2,660 | $2,800 | Feb 2026 | New Sale |
| W RESIDENCES MARINA VIEW - SINGAPORE | 1 | CCR | 2* | 16-20 | 710 | $1,880,000 | $2,646 | $2,785 | Feb 2026 | New Sale |
| W RESIDENCES MARINA VIEW - SINGAPORE | 1 | CCR | 2* | 16-20 | 797 | $2,078,000 | $2,609 | $2,746 | Feb 2026 | New Sale |
| W RESIDENCES MARINA VIEW - SINGAPORE | 1 | CCR | 5* | 16-20 | 2,809 | $10,899,350 | $3,880 | $4,067 | Nov 2025 | New Sale |
| W RESIDENCES MARINA VIEW - SINGAPORE | 1 | CCR | 2* | 16-20 | 797 | $2,630,000 | $3,302 | $3,461 | Nov 2025 | New Sale |
| W RESIDENCES MARINA VIEW - SINGAPORE | 1 | CCR | 2* | 36-40 | 818 | $3,482,000 | $4,256 | $4,461 | Oct 2025 | New Sale |
| W RESIDENCES MARINA VIEW - SINGAPORE | 1 | CCR | 2* | 16-20 | 818 | $2,717,440 | $3,322 | $3,482 | Aug 2025 | New Sale |
| W RESIDENCES MARINA VIEW - SINGAPORE | 1 | CCR | 2* | 16-20 | 850 | $2,850,000 | $3,352 | $3,514 | Jul 2025 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.