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 | 2 | 06-10 | 678 | $1,040,000 | $1,534 | $1,726 | Apr 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 | 689 | $1,070,888 | $1,555 | $1,749 | Mar 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 | 3 | 11-15 | 1,033 | $1,650,000 | $1,597 | $1,796 | Feb 2026 | Resale |
| KINGSFORD WATERBAY | 19 | OCR | 2 | 06-10 | 678 | $1,008,888 | $1,488 | $1,674 | Feb 2026 | Resale |
| KINGSFORD WATERBAY | 19 | OCR | 3 | 06-10 | 850 | $1,236,888 | $1,455 | $1,637 | Feb 2026 | Resale |
| KINGSFORD WATERBAY | 19 | OCR | 3 | 06-10 | 850 | $1,220,000 | $1,435 | $1,614 | Feb 2026 | Resale |
| KINGSFORD WATERBAY | 19 | OCR | 1 | 06-10 | 484 | $720,000 | $1,486 | $1,672 | Jan 2026 | Resale |
| KINGSFORD WATERBAY | 19 | OCR | 1 | 06-10 | 474 | $713,000 | $1,505 | $1,693 | Jan 2026 | Resale |
| KINGSFORD WATERBAY | 19 | OCR | 2 | 11-15 | 689 | $1,045,000 | $1,517 | $1,706 | Jan 2026 | Resale |
| KINGSFORD WATERBAY | 19 | OCR | 2 | 01-05 | 678 | $1,073,888 | $1,584 | $1,782 | Dec 2025 | Resale |
| KINGSFORD WATERBAY | 19 | OCR | 2 | 01-05 | 689 | $980,000 | $1,423 | $1,601 | Dec 2025 | Resale |
| KINGSFORD WATERBAY | 19 | OCR | 1 | 11-15 | 484 | $732,000 | $1,511 | $1,700 | Dec 2025 | Resale |
| KINGSFORD WATERBAY | 19 | OCR | 2 | 06-10 | 678 | $990,000 | $1,460 | $1,642 | Dec 2025 | Resale |
| KINGSFORD WATERBAY | 19 | OCR | 3 | 16-20 | 1,098 | $1,570,000 | $1,430 | $1,609 | Dec 2025 | Resale |
| KINGSFORD WATERBAY | 19 | OCR | 3* | 06-10 | 958 | $1,323,000 | $1,381 | $1,553 | Dec 2025 | Resale |
| KINGSFORD WATERBAY | 19 | OCR | 1 | 06-10 | 474 | $688,000 | $1,453 | $1,634 | Dec 2025 | Resale |
| KINGSFORD WATERBAY | 19 | OCR | 3 | 11-15 | 1,023 | $1,490,000 | $1,457 | $1,639 | Nov 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.