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 WATERGARDENS AT CANBERRA | 27 | OCR | 3 | 01-05 | 958 | $1,675,000 | $1,748 | $1,836 | Mar 2026 | Sub Sale |
| THE WATERGARDENS AT CANBERRA | 27 | OCR | 2 | 01-05 | 753 | $1,300,000 | $1,725 | $1,812 | Mar 2026 | Sub Sale |
| THE WATERGARDENS AT CANBERRA | 27 | OCR | 3 | 01-05 | 1,109 | $2,020,000 | $1,822 | $1,914 | Mar 2026 | Sub Sale |
| THE WATERGARDENS AT CANBERRA | 27 | OCR | 4 | 01-05 | 1,528 | $2,399,900 | $1,570 | $1,649 | Feb 2026 | Sub Sale |
| THE WATERGARDENS AT CANBERRA | 27 | OCR | 2 | 01-05 | 753 | $1,290,000 | $1,712 | $1,798 | Feb 2026 | Sub Sale |
| THE WATERGARDENS AT CANBERRA | 27 | OCR | 4 | 01-05 | 1,302 | $2,280,000 | $1,751 | $1,839 | Feb 2026 | Sub Sale |
| THE WATERGARDENS AT CANBERRA | 27 | OCR | 3 | 01-05 | 958 | $1,658,000 | $1,731 | $1,818 | Feb 2026 | Sub Sale |
| THE WATERGARDENS AT CANBERRA | 27 | OCR | 2 | 01-05 | 678 | $1,150,000 | $1,696 | $1,782 | Feb 2026 | Sub Sale |
| THE WATERGARDENS AT CANBERRA | 27 | OCR | 3 | 01-05 | 958 | $1,660,000 | $1,733 | $1,820 | Jan 2026 | Sub Sale |
| THE WATERGARDENS AT CANBERRA | 27 | OCR | 3 | 01-05 | 1,012 | $1,738,000 | $1,718 | $1,805 | Jan 2026 | Sub Sale |
| THE WATERGARDENS AT CANBERRA | 27 | OCR | 3 | 01-05 | 958 | $1,658,000 | $1,731 | $1,818 | Jan 2026 | Sub Sale |
| THE WATERGARDENS AT CANBERRA | 27 | OCR | 2 | 01-05 | 753 | $1,280,000 | $1,699 | $1,785 | Jan 2026 | Sub Sale |
| THE WATERGARDENS AT CANBERRA | 27 | OCR | 2 | 01-05 | 797 | $1,415,000 | $1,776 | $1,866 | Jan 2026 | Sub Sale |
| THE WATERGARDENS AT CANBERRA | 27 | OCR | 2 | 01-05 | 753 | $1,270,000 | $1,686 | $1,771 | Jan 2026 | Sub Sale |
| THE WATERGARDENS AT CANBERRA | 27 | OCR | 3 | 01-05 | 958 | $1,676,888 | $1,750 | $1,838 | Dec 2025 | Sub Sale |
| THE WATERGARDENS AT CANBERRA | 27 | OCR | 2 | 01-05 | 753 | $1,245,000 | $1,652 | $1,735 | Dec 2025 | Sub Sale |
| THE WATERGARDENS AT CANBERRA | 27 | OCR | 3 | 01-05 | 958 | $1,668,888 | $1,742 | $1,830 | Dec 2025 | Sub Sale |
| THE WATERGARDENS AT CANBERRA | 27 | OCR | 2 | 01-05 | 646 | $1,100,000 | $1,703 | $1,789 | Nov 2025 | Sub Sale |
| THE WATERGARDENS AT CANBERRA | 27 | OCR | 4 | 01-05 | 1,302 | $2,500,000 | $1,919 | $2,016 | Nov 2025 | Sub Sale |
| THE WATERGARDENS AT CANBERRA | 27 | OCR | 2 | 01-05 | 753 | $1,280,000 | $1,699 | $1,785 | Nov 2025 | Sub Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.