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 |
|---|---|---|---|---|---|---|---|---|---|---|
| THE CLEARWATER | 16 | OCR | 3 | 06-10 | 1,227 | $1,740,000 | $1,418 | $1,736 | Feb 2026 | Resale |
| THE CLEARWATER | 16 | OCR | 3 | 06-10 | 1,356 | $1,900,000 | $1,401 | $1,715 | Jan 2026 | Resale |
| THE CLEARWATER | 16 | OCR | 5 | 16-20 | 2,443 | $2,900,000 | $1,187 | $1,453 | Nov 2025 | Resale |
| THE CLEARWATER | 16 | OCR | 3 | 06-10 | 1,356 | $1,880,000 | $1,386 | $1,696 | Nov 2025 | Resale |
| THE CLEARWATER | 16 | OCR | 3 | 11-15 | 1,367 | $1,950,000 | $1,426 | $1,745 | Nov 2025 | Resale |
| THE CLEARWATER | 16 | OCR | 3 | 06-10 | 1,335 | $1,870,000 | $1,401 | $1,715 | Oct 2025 | Resale |
| THE CLEARWATER | 16 | OCR | 3 | 06-10 | 1,378 | $1,865,000 | $1,354 | $1,657 | Sep 2025 | Resale |
| THE CLEARWATER | 16 | OCR | 2 | 01-05 | 947 | $1,230,000 | $1,299 | $1,590 | Jul 2025 | Resale |
| THE CLEARWATER | 16 | OCR | 3 | 06-10 | 1,335 | $1,880,000 | $1,409 | $1,725 | Jun 2025 | Resale |
| THE CLEARWATER | 16 | OCR | 3 | 11-15 | 1,389 | $1,838,800 | $1,324 | $1,621 | May 2025 | Resale |
| THE CLEARWATER | 16 | OCR | 2 | 06-10 | 980 | $1,260,000 | $1,286 | $1,574 | Jan 2025 | Resale |
| THE CLEARWATER | 16 | OCR | 3 | 11-15 | 1,195 | $1,580,000 | $1,322 | $1,618 | Jan 2025 | Resale |
| THE CLEARWATER | 16 | OCR | 3 | 01-05 | 1,378 | $1,820,000 | $1,321 | $1,617 | Dec 2024 | Resale |
| THE CLEARWATER | 16 | OCR | 5 | 11-15 | 2,486 | $2,730,000 | $1,098 | $1,344 | Oct 2024 | Resale |
| THE CLEARWATER | 16 | OCR | 2 | 06-10 | 947 | $1,158,000 | $1,223 | $1,497 | Aug 2024 | Resale |
| THE CLEARWATER | 16 | OCR | 3 | 01-05 | 1,453 | $1,860,000 | $1,280 | $1,567 | Jul 2024 | Resale |
| THE CLEARWATER | 16 | OCR | 2 | 06-10 | 980 | $1,286,000 | $1,313 | $1,607 | Jul 2024 | Resale |
| THE CLEARWATER | 16 | OCR | 3 | 11-15 | 1,356 | $1,780,888 | $1,313 | $1,607 | Jun 2024 | Resale |
| THE CLEARWATER | 16 | OCR | 3 | 06-10 | 1,313 | $1,725,000 | $1,314 | $1,608 | May 2024 | Resale |
| THE CLEARWATER | 16 | OCR | 3 | 01-05 | 1,410 | $1,730,000 | $1,227 | $1,502 | May 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.