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 2 | 17 | OCR | 2 | 01-05 | 872 | $1,110,000 | $1,273 | $1,340 | Aug 2025 | Resale |
| BLUWATERS 2 | 17 | OCR | 2 | 01-05 | 872 | $1,133,000 | $1,299 | $1,367 | Apr 2025 | Resale |
| BLUWATERS 2 | 17 | OCR | 2 | 01-05 | 872 | $1,028,000 | $1,179 | $1,241 | Mar 2025 | Resale |
| BLUWATERS 2 | 17 | OCR | 3 | 01-05 | 1,109 | $1,228,000 | $1,108 | $1,166 | Dec 2024 | Resale |
| BLUWATERS 2 | 17 | OCR | 3 | 01-05 | 1,776 | $1,820,000 | $1,025 | $1,079 | Sep 2024 | Resale |
| BLUWATERS 2 | 17 | OCR | 2 | 01-05 | 872 | $1,038,888 | $1,192 | $1,255 | Aug 2024 | Resale |
| BLUWATERS 2 | 17 | OCR | 3 | 01-05 | 1,109 | $1,188,000 | $1,072 | $1,128 | Aug 2023 | Resale |
| BLUWATERS 2 | 17 | OCR | 2 | 01-05 | 958 | $1,100,000 | $1,148 | $1,208 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.