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 |
|---|---|---|---|---|---|---|---|---|---|---|
| KINGSFORD WATERBAY | 19 | OCR | 3 | 11-15 | 1,001 | $1,440,000 | $1,439 | $1,619 | May 2026 | Resale |
| KINGSFORD WATERBAY | 19 | OCR | 2 | 06-10 | 678 | $1,025,000 | $1,512 | $1,701 | May 2026 | Resale |
| KINGSFORD WATERBAY | 19 | OCR | 2 | 01-05 | 678 | $975,000 | $1,438 | $1,618 | May 2026 | Resale |
| KINGSFORD WATERBAY | 19 | OCR | 2 | 06-10 | 614 | $900,000 | $1,467 | $1,650 | May 2026 | Resale |
| KINGSFORD WATERBAY | 19 | OCR | 3 | 01-05 | 850 | $1,250,000 | $1,470 | $1,654 | May 2026 | Resale |
| KINGSFORD WATERBAY | 19 | OCR | 2 | 11-15 | 689 | $1,043,000 | $1,514 | $1,703 | May 2026 | Resale |
| KINGSFORD WATERBAY | 19 | OCR | 2 | 06-10 | 678 | $1,030,000 | $1,519 | $1,709 | May 2026 | Resale |
| KINGSFORD WATERBAY | 19 | OCR | 2 | 16-20 | 872 | $950,000 | $1,090 | $1,226 | Apr 2026 | Resale |
| KINGSFORD WATERBAY | 19 | OCR | 3 | 11-15 | 850 | $1,280,000 | $1,505 | $1,693 | Apr 2026 | Resale |
| KINGSFORD WATERBAY | 19 | OCR | 2 | 16-20 | 689 | $880,000 | $1,277 | $1,436 | Apr 2026 | Resale |
| KINGSFORD WATERBAY | 19 | OCR | 2 | 16-20 | 657 | $840,000 | $1,279 | $1,439 | Apr 2026 | Resale |
| KINGSFORD WATERBAY | 19 | OCR | 2 | 06-10 | 678 | $1,040,000 | $1,534 | $1,726 | Apr 2026 | Resale |
| KINGSFORD WATERBAY | 19 | OCR | 3 | 16-20 | 1,098 | $1,590,888 | $1,449 | $1,630 | Apr 2026 | Resale |
| KINGSFORD WATERBAY | 19 | OCR | 3 | 01-05 | 883 | $1,288,000 | $1,459 | $1,641 | Apr 2026 | Resale |
| KINGSFORD WATERBAY | 19 | OCR | 2 | 01-05 | 689 | $950,000 | $1,379 | $1,551 | Apr 2026 | Resale |
| KINGSFORD WATERBAY | 19 | OCR | 3 | 11-15 | 850 | $1,118,000 | $1,315 | $1,479 | Mar 2026 | Resale |
| KINGSFORD WATERBAY | 19 | OCR | 1 | 06-10 | 474 | $720,000 | $1,520 | $1,710 | Mar 2026 | Resale |
| KINGSFORD WATERBAY | 19 | OCR | 2 | 11-15 | 689 | $1,070,888 | $1,555 | $1,749 | Mar 2026 | Resale |
| KINGSFORD WATERBAY | 19 | OCR | 1 | 11-15 | 474 | $650,000 | $1,372 | $1,543 | Mar 2026 | Resale |
| KINGSFORD WATERBAY | 19 | OCR | 2 | 11-15 | 657 | $952,000 | $1,450 | $1,631 | Mar 2026 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.