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 |
|---|---|---|---|---|---|---|---|---|---|---|
| BELLEWATERS | 19 | OCR | 3* | 01-05 | 1,066 | $1,565,000 | $1,469 | $1,658 | Mar 2026 | Resale |
| BELLEWATERS | 19 | OCR | 3* | 11-15 | 1,130 | $1,800,000 | $1,593 | $1,798 | Mar 2026 | Resale |
| BELLEWATERS | 19 | OCR | 3* | 01-05 | 1,066 | $1,650,000 | $1,548 | $1,748 | Mar 2026 | Resale |
| BELLEWATERS | 19 | OCR | 3* | 11-15 | 926 | $1,415,000 | $1,529 | $1,726 | Feb 2026 | Resale |
| BELLEWATERS | 19 | OCR | 4* | 06-10 | 1,496 | $2,300,000 | $1,537 | $1,735 | Feb 2026 | Resale |
| BELLEWATERS | 19 | OCR | 3* | 06-10 | 926 | $1,408,000 | $1,521 | $1,717 | Feb 2026 | Resale |
| BELLEWATERS | 19 | OCR | 3* | 01-05 | 1,216 | $1,820,182 | $1,496 | $1,689 | Jan 2026 | Resale |
| BELLEWATERS | 19 | OCR | 3* | 06-10 | 1,066 | $1,690,000 | $1,586 | $1,791 | Dec 2025 | Resale |
| BELLEWATERS | 19 | OCR | 3* | 06-10 | 1,066 | $1,700,000 | $1,595 | $1,801 | Dec 2025 | Resale |
| BELLEWATERS | 19 | OCR | 5* | 16-20 | 1,604 | $2,200,000 | $1,372 | $1,549 | Dec 2025 | Resale |
| BELLEWATERS | 19 | OCR | 3* | 06-10 | 1,163 | $1,800,000 | $1,548 | $1,748 | Dec 2025 | Resale |
| BELLEWATERS | 19 | OCR | 3* | 11-15 | 1,087 | $1,740,000 | $1,601 | $1,807 | Nov 2025 | Resale |
| BELLEWATERS | 19 | OCR | 3* | 01-05 | 1,055 | $1,520,000 | $1,441 | $1,627 | Nov 2025 | Resale |
| BELLEWATERS | 19 | OCR | 3* | 01-05 | 1,216 | $1,800,000 | $1,480 | $1,671 | Nov 2025 | Resale |
| BELLEWATERS | 19 | OCR | 3* | 01-05 | 926 | $1,358,000 | $1,467 | $1,656 | Nov 2025 | Resale |
| BELLEWATERS | 19 | OCR | 3* | 06-10 | 1,066 | $1,725,000 | $1,619 | $1,828 | Nov 2025 | Resale |
| BELLEWATERS | 19 | OCR | 4* | 16-20 | 1,453 | $1,920,000 | $1,321 | $1,491 | Oct 2025 | Resale |
| BELLEWATERS | 19 | OCR | 3* | 16-20 | 1,216 | $1,688,000 | $1,388 | $1,567 | Sep 2025 | Resale |
| BELLEWATERS | 19 | OCR | 3* | 06-10 | 926 | $1,400,000 | $1,512 | $1,707 | Sep 2025 | Resale |
| BELLEWATERS | 19 | OCR | 3* | 11-15 | 958 | $1,480,000 | $1,545 | $1,744 | Aug 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.