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 |
|---|---|---|---|---|---|---|---|---|---|---|
| H2O RESIDENCES | 28 | OCR | 3 | 01-05 | 1,130 | $1,590,000 | $1,407 | $1,607 | Mar 2026 | Resale |
| H2O RESIDENCES | 28 | OCR | 2 | 06-10 | 753 | $1,080,000 | $1,433 | $1,637 | Jan 2026 | Resale |
| H2O RESIDENCES | 28 | OCR | 2 | 01-05 | 1,206 | $1,520,000 | $1,261 | $1,441 | Dec 2025 | Resale |
| H2O RESIDENCES | 28 | OCR | 3 | 21-25 | 1,130 | $1,730,000 | $1,531 | $1,749 | Nov 2025 | Resale |
| H2O RESIDENCES | 28 | OCR | 2 | 06-10 | 883 | $1,250,000 | $1,416 | $1,618 | Oct 2025 | Resale |
| H2O RESIDENCES | 28 | OCR | 2 | 16-20 | 797 | $1,180,000 | $1,481 | $1,692 | Sep 2025 | Resale |
| H2O RESIDENCES | 28 | OCR | 3 | 01-05 | 1,130 | $1,640,000 | $1,451 | $1,658 | Sep 2025 | Resale |
| H2O RESIDENCES | 28 | OCR | 3 | 11-15 | 1,130 | $1,750,000 | $1,548 | $1,768 | Sep 2025 | Resale |
| H2O RESIDENCES | 28 | OCR | 2 | 06-10 | 753 | $1,068,000 | $1,417 | $1,619 | Aug 2025 | Resale |
| H2O RESIDENCES | 28 | OCR | 3 | 01-05 | 1,195 | $1,768,000 | $1,480 | $1,691 | Jun 2025 | Resale |
| H2O RESIDENCES | 28 | OCR | 2 | 06-10 | 883 | $1,224,000 | $1,387 | $1,585 | Jun 2025 | Resale |
| H2O RESIDENCES | 28 | OCR | 2 | 01-05 | 883 | $1,235,000 | $1,399 | $1,598 | Jun 2025 | Resale |
| H2O RESIDENCES | 28 | OCR | 2 | 16-20 | 883 | $1,240,000 | $1,405 | $1,605 | May 2025 | Resale |
| H2O RESIDENCES | 28 | OCR | 2 | 11-15 | 753 | $1,080,000 | $1,433 | $1,637 | May 2025 | Resale |
| H2O RESIDENCES | 28 | OCR | 2 | 21-25 | 743 | $1,090,000 | $1,468 | $1,677 | Apr 2025 | Resale |
| H2O RESIDENCES | 28 | OCR | 3 | 01-05 | 1,227 | $1,828,000 | $1,490 | $1,702 | Apr 2025 | Resale |
| H2O RESIDENCES | 28 | OCR | 4 | 11-15 | 1,389 | $2,200,000 | $1,584 | $1,810 | Apr 2025 | Resale |
| H2O RESIDENCES | 28 | OCR | 2 | 21-25 | 743 | $1,100,000 | $1,481 | $1,692 | Apr 2025 | Resale |
| H2O RESIDENCES | 28 | OCR | 2 | 16-20 | 753 | $1,075,000 | $1,427 | $1,630 | Mar 2025 | Resale |
| H2O RESIDENCES | 28 | OCR | 2 | 06-10 | 883 | $1,170,000 | $1,326 | $1,515 | Mar 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.