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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| WEST COAST GARDENS | 5 | OCR | 5* | - | 2,005 | $4,800,000 | $2,394 | — | Mar 2026 | Resale |
| WEST COAST GARDENS | 5 | OCR | 5* | - | 1,808 | $4,300,000 | $2,378 | — | Feb 2026 | Resale |
| WEST COAST GARDENS | 5 | OCR | 5* | - | 2,004 | $4,388,000 | $2,189 | — | Jan 2026 | Resale |
| WEST COAST GARDENS | 5 | OCR | 5* | - | 1,979 | $4,300,000 | $2,172 | — | Jan 2026 | Resale |
| WEST COAST GARDENS | 5 | OCR | 5* | - | 1,988 | $4,100,000 | $2,062 | — | Dec 2025 | Resale |
| WEST COAST GARDENS | 5 | OCR | 5* | - | 1,983 | $4,200,000 | $2,118 | — | Jul 2025 | Resale |
| WEST COAST GARDENS | 5 | OCR | 5* | - | 1,979 | $4,000,000 | $2,021 | — | Jul 2025 | Resale |
| WEST COAST GARDENS | 5 | OCR | 5* | - | 1,979 | $4,000,000 | $2,021 | — | May 2025 | Resale |
| WEST COAST GARDENS | 5 | OCR | 5* | - | 1,805 | $4,750,000 | $2,631 | — | Jan 2025 | Resale |
| WEST COAST GARDENS | 5 | OCR | 5* | - | 3,492 | $4,625,888 | $1,325 | — | Jan 2025 | Resale |
| WEST COAST GARDENS | 5 | OCR | 5* | - | 1,976 | $4,680,000 | $2,368 | — | Dec 2024 | Resale |
| WEST COAST GARDENS | 5 | OCR | 5* | - | 1,784 | $3,708,000 | $2,079 | — | Dec 2024 | Resale |
| WEST COAST GARDENS | 5 | OCR | 5* | - | 1,800 | $3,650,000 | $2,028 | — | Nov 2024 | Resale |
| WEST COAST GARDENS | 5 | OCR | 5* | - | 2,898 | $5,008,888 | $1,729 | — | Nov 2024 | Resale |
| WEST COAST GARDENS | 5 | OCR | 5* | - | 1,817 | $3,650,000 | $2,009 | — | Nov 2024 | Resale |
| WEST COAST GARDENS | 5 | OCR | 5* | - | 2,633 | $4,308,888 | $1,637 | — | Aug 2024 | Resale |
| WEST COAST GARDENS | 5 | OCR | 5* | - | 1,784 | $4,188,000 | $2,348 | — | Jul 2024 | Resale |
| WEST COAST GARDENS | 5 | OCR | 5* | - | 2,919 | $4,700,000 | $1,610 | — | Jul 2024 | Resale |
| WEST COAST GARDENS | 5 | OCR | 5* | - | 2,006 | $3,700,000 | $1,844 | — | Jun 2024 | Resale |
| WEST COAST GARDENS | 5 | OCR | 5* | - | 2,713 | $6,350,000 | $2,341 | — | May 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.