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 |
|---|---|---|---|---|---|---|---|---|---|---|
| BAYWATER | 16 | OCR | 4* | 01-05 | 1,302 | $1,750,000 | $1,344 | $1,608 | Feb 2026 | Resale |
| BAYWATER | 16 | OCR | 4* | 06-10 | 1,302 | $1,800,000 | $1,382 | $1,653 | Dec 2025 | Resale |
| BAYWATER | 16 | OCR | 4* | 11-15 | 1,518 | $2,188,888 | $1,442 | $1,725 | Aug 2025 | Resale |
| BAYWATER | 16 | OCR | 3* | 01-05 | 1,055 | $1,350,100 | $1,280 | $1,531 | Aug 2025 | Resale |
| BAYWATER | 16 | OCR | 5* | 16-20 | 2,282 | $2,550,000 | $1,117 | $1,336 | May 2025 | Resale |
| BAYWATER | 16 | OCR | 4* | 06-10 | 1,270 | $1,860,000 | $1,464 | $1,751 | May 2025 | Resale |
| BAYWATER | 16 | OCR | 4* | 06-10 | 1,281 | $1,800,000 | $1,405 | $1,681 | Feb 2025 | Resale |
| BAYWATER | 16 | OCR | 4* | 06-10 | 1,302 | $1,828,000 | $1,404 | $1,679 | Sep 2024 | Resale |
| BAYWATER | 16 | OCR | 3* | 06-10 | 1,044 | $1,400,000 | $1,341 | $1,604 | Sep 2024 | Resale |
| BAYWATER | 16 | OCR | 3* | 06-10 | 1,044 | $1,360,000 | $1,303 | $1,559 | May 2024 | Resale |
| BAYWATER | 16 | OCR | 4* | 11-15 | 1,518 | $2,108,000 | $1,389 | $1,661 | Apr 2024 | Resale |
| BAYWATER | 16 | OCR | 4* | 11-15 | 1,270 | $1,780,000 | $1,401 | $1,676 | Jan 2024 | Resale |
| BAYWATER | 16 | OCR | 4* | 06-10 | 1,292 | $1,710,000 | $1,324 | $1,584 | Oct 2023 | Resale |
| BAYWATER | 16 | OCR | 4* | 06-10 | 1,281 | $1,730,000 | $1,351 | $1,616 | Oct 2023 | Resale |
| BAYWATER | 16 | OCR | 4* | 01-05 | 1,292 | $1,650,000 | $1,277 | $1,528 | Aug 2023 | Resale |
| BAYWATER | 16 | OCR | 5* | 16-20 | 2,519 | $2,100,000 | $834 | $998 | Jul 2023 | Resale |
| BAYWATER | 16 | OCR | 5* | 16-20 | 2,390 | $2,775,000 | $1,161 | $1,389 | Jul 2023 | Resale |
| BAYWATER | 16 | OCR | 4* | 11-15 | 1,518 | $1,920,000 | $1,265 | $1,513 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.