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 |
|---|---|---|---|---|---|---|---|---|---|---|
| BLUWATERS | 17 | OCR | 3 | 01-05 | 1,173 | $1,530,000 | $1,304 | $1,373 | Mar 2026 | Resale |
| BLUWATERS | 17 | OCR | 4 | 01-05 | 2,734 | $2,308,000 | $844 | $888 | Oct 2025 | Resale |
| BLUWATERS | 17 | OCR | 2 | 01-05 | 818 | $1,020,000 | $1,247 | $1,313 | May 2025 | Resale |
| BLUWATERS | 17 | OCR | 3 | 01-05 | 1,184 | $1,320,000 | $1,115 | $1,174 | Dec 2024 | Resale |
| BLUWATERS | 17 | OCR | 2 | 01-05 | 936 | $1,100,000 | $1,175 | $1,237 | Sep 2024 | Resale |
| BLUWATERS | 17 | OCR | 3 | 01-05 | 1,130 | $1,310,000 | $1,159 | $1,220 | May 2024 | Resale |
| BLUWATERS | 17 | OCR | 2 | 01-05 | 818 | $1,030,000 | $1,259 | $1,325 | Oct 2023 | Resale |
| BLUWATERS | 17 | OCR | 3 | 01-05 | 1,130 | $1,300,000 | $1,150 | $1,211 | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.