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 |
|---|---|---|---|---|---|---|---|---|---|---|
| WEST BAY CONDOMINIUM | 5 | OCR | 2 | 01-05 | 904 | $1,040,000 | $1,150 | $1,469 | Mar 2026 | Resale |
| WEST BAY CONDOMINIUM | 5 | OCR | 2 | 01-05 | 893 | $1,060,000 | $1,186 | $1,515 | Dec 2025 | Resale |
| WEST BAY CONDOMINIUM | 5 | OCR | 2 | 01-05 | 893 | $1,159,000 | $1,297 | $1,657 | Nov 2025 | Resale |
| WEST BAY CONDOMINIUM | 5 | OCR | 2* | 01-05 | 872 | $1,050,000 | $1,204 | $1,538 | Nov 2025 | Resale |
| WEST BAY CONDOMINIUM | 5 | OCR | 4* | 01-05 | 1,281 | $1,675,000 | $1,308 | $1,671 | Sep 2025 | Resale |
| WEST BAY CONDOMINIUM | 5 | OCR | 2 | 01-05 | 904 | $1,065,000 | $1,178 | $1,505 | Sep 2025 | Resale |
| WEST BAY CONDOMINIUM | 5 | OCR | 3 | 06-10 | 1,292 | $1,500,000 | $1,161 | $1,483 | Jul 2025 | Resale |
| WEST BAY CONDOMINIUM | 5 | OCR | 3 | 06-10 | 1,442 | $1,660,000 | $1,151 | $1,470 | May 2025 | Resale |
| WEST BAY CONDOMINIUM | 5 | OCR | 2 | 01-05 | 850 | $1,050,000 | $1,235 | $1,578 | May 2025 | Resale |
| WEST BAY CONDOMINIUM | 5 | OCR | 4* | 01-05 | 1,281 | $1,600,000 | $1,249 | $1,596 | Apr 2025 | Resale |
| WEST BAY CONDOMINIUM | 5 | OCR | 2 | 01-05 | 850 | $1,048,000 | $1,232 | $1,574 | Feb 2025 | Resale |
| WEST BAY CONDOMINIUM | 5 | OCR | 3 | 01-05 | 1,141 | $1,450,000 | $1,271 | $1,624 | Jan 2025 | Resale |
| WEST BAY CONDOMINIUM | 5 | OCR | 3 | 01-05 | 1,216 | $1,390,000 | $1,143 | $1,460 | Nov 2024 | Resale |
| WEST BAY CONDOMINIUM | 5 | OCR | 3 | 01-05 | 1,141 | $1,298,000 | $1,138 | $1,454 | Nov 2024 | Resale |
| WEST BAY CONDOMINIUM | 5 | OCR | 3 | 01-05 | 1,227 | $1,480,000 | $1,206 | $1,541 | Oct 2024 | Resale |
| WEST BAY CONDOMINIUM | 5 | OCR | 4* | 06-10 | 1,356 | $1,520,000 | $1,121 | $1,432 | Sep 2024 | Resale |
| WEST BAY CONDOMINIUM | 5 | OCR | 3 | 01-05 | 1,442 | $1,613,800 | $1,119 | $1,429 | Jun 2024 | Resale |
| WEST BAY CONDOMINIUM | 5 | OCR | 3 | 01-05 | 1,216 | $1,450,000 | $1,192 | $1,523 | May 2024 | Resale |
| WEST BAY CONDOMINIUM | 5 | OCR | 2 | 01-05 | 893 | $1,030,000 | $1,153 | $1,473 | May 2024 | Resale |
| WEST BAY CONDOMINIUM | 5 | OCR | 2 | 01-05 | 936 | $1,000,000 | $1,068 | $1,364 | May 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.