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 WATERLINE | 19 | OCR | 3 | 01-05 | 1,335 | $2,050,000 | $1,536 | $1,536 | Apr 2026 | Resale |
| THE WATERLINE | 19 | OCR | 3 | 01-05 | 1,173 | $1,708,000 | $1,456 | $1,456 | Dec 2025 | Resale |
| THE WATERLINE | 19 | OCR | 3* | 01-05 | 1,163 | $1,718,888 | $1,479 | $1,479 | Oct 2025 | Resale |
| THE WATERLINE | 19 | OCR | 3 | 01-05 | 1,173 | $1,715,000 | $1,462 | $1,462 | Oct 2025 | Resale |
| THE WATERLINE | 19 | OCR | 2 | 01-05 | 883 | $1,400,000 | $1,586 | $1,586 | Jun 2025 | Resale |
| THE WATERLINE | 19 | OCR | 2 | 01-05 | 883 | $1,275,000 | $1,445 | $1,445 | May 2025 | Resale |
| THE WATERLINE | 19 | OCR | 1 | 01-05 | 517 | $720,000 | $1,394 | $1,394 | Oct 2024 | Resale |
| THE WATERLINE | 19 | OCR | 4 | 01-05 | 1,636 | $2,430,000 | $1,485 | $1,485 | Aug 2024 | Resale |
| THE WATERLINE | 19 | OCR | 1 | 01-05 | 786 | $863,000 | $1,098 | $1,098 | Aug 2024 | Resale |
| THE WATERLINE | 19 | OCR | 3 | 01-05 | 1,012 | $1,465,000 | $1,448 | $1,448 | Jul 2024 | Resale |
| THE WATERLINE | 19 | OCR | 3 | 01-05 | 1,496 | $2,130,000 | $1,424 | $1,424 | Jan 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.