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 |
|---|---|---|---|---|---|---|---|---|---|---|
| NORTHWAVE | 25 | OCR | 3 | 11-15 | 980 | $1,275,000 | $1,302 | $1,459 | Jun 2026 | Resale |
| NORTHWAVE | 25 | OCR | 3 | 06-10 | 980 | $1,280,000 | $1,307 | $1,465 | Jun 2026 | Resale |
| NORTHWAVE | 25 | OCR | 3* | 01-05 | 969 | $1,230,000 | $1,270 | $1,423 | May 2026 | Resale |
| NORTHWAVE | 25 | OCR | 3* | 06-10 | 1,087 | $1,396,000 | $1,284 | $1,439 | May 2026 | Resale |
| NORTHWAVE | 25 | OCR | 4* | 11-15 | 1,259 | $1,710,000 | $1,358 | $1,522 | May 2026 | Resale |
| NORTHWAVE | 25 | OCR | 5* | 16-20 | 1,711 | $2,450,000 | $1,432 | $1,605 | May 2026 | Resale |
| NORTHWAVE | 25 | OCR | 3 | 11-15 | 1,109 | $1,460,000 | $1,317 | $1,476 | Apr 2026 | Resale |
| NORTHWAVE | 25 | OCR | 3 | 06-10 | 980 | $1,270,000 | $1,297 | $1,454 | Apr 2026 | Resale |
| NORTHWAVE | 25 | OCR | 3 | 06-10 | 980 | $1,235,000 | $1,261 | $1,413 | Apr 2026 | Resale |
| NORTHWAVE | 25 | OCR | 2* | 11-15 | 743 | $1,035,000 | $1,394 | $1,562 | Apr 2026 | Resale |
| NORTHWAVE | 25 | OCR | 3 | 01-05 | 980 | $1,192,000 | $1,217 | $1,364 | Apr 2026 | Resale |
| NORTHWAVE | 25 | OCR | 3 | 11-15 | 1,119 | $1,388,000 | $1,240 | $1,390 | Feb 2026 | Resale |
| NORTHWAVE | 25 | OCR | 3 | 11-15 | 1,098 | $1,400,000 | $1,275 | $1,429 | Feb 2026 | Resale |
| NORTHWAVE | 25 | OCR | 2* | 11-15 | 743 | $1,068,000 | $1,438 | $1,612 | Feb 2026 | Resale |
| NORTHWAVE | 25 | OCR | 2* | 01-05 | 667 | $925,000 | $1,386 | $1,553 | Feb 2026 | Resale |
| NORTHWAVE | 25 | OCR | 3 | 06-10 | 990 | $1,250,000 | $1,262 | $1,414 | Jan 2026 | Resale |
| NORTHWAVE | 25 | OCR | 3 | 11-15 | 980 | $1,230,000 | $1,256 | $1,408 | Jan 2026 | Resale |
| NORTHWAVE | 25 | OCR | 3* | 01-05 | 1,087 | $1,360,000 | $1,251 | $1,402 | Dec 2025 | Resale |
| NORTHWAVE | 25 | OCR | 3 | 01-05 | 1,098 | $1,360,000 | $1,239 | $1,389 | Dec 2025 | Resale |
| NORTHWAVE | 25 | OCR | 2* | 16-20 | 883 | $1,150,000 | $1,303 | $1,460 | Nov 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.