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 WATERSIDE | 15 | RCR | 3 | 11-15 | 2,142 | $5,000,000 | $2,334 | $2,334 | Apr 2026 | Resale |
| THE WATERSIDE | 15 | RCR | 3 | 06-10 | 2,411 | $5,300,000 | $2,198 | $2,198 | Mar 2026 | Resale |
| THE WATERSIDE | 15 | RCR | 4 | 21-25 | 2,433 | $5,780,000 | $2,376 | $2,376 | Mar 2026 | Resale |
| THE WATERSIDE | 15 | RCR | 3 | 06-10 | 2,142 | $4,900,000 | $2,288 | $2,288 | Feb 2026 | Resale |
| THE WATERSIDE | 15 | RCR | 3 | 11-15 | 2,411 | $5,450,000 | $2,260 | $2,260 | Feb 2026 | Resale |
| THE WATERSIDE | 15 | RCR | 3 | 06-10 | 2,411 | $5,500,000 | $2,281 | $2,281 | Feb 2026 | Resale |
| THE WATERSIDE | 15 | RCR | 3 | 11-15 | 2,411 | $5,530,000 | $2,294 | $2,294 | Nov 2025 | Resale |
| THE WATERSIDE | 15 | RCR | 3 | 11-15 | 2,411 | $5,000,000 | $2,074 | $2,074 | Sep 2025 | Resale |
| THE WATERSIDE | 15 | RCR | 3 | 11-15 | 2,411 | $5,200,000 | $2,157 | $2,157 | Apr 2025 | Resale |
| THE WATERSIDE | 15 | RCR | 3 | 06-10 | 2,411 | $5,350,000 | $2,219 | $2,219 | Apr 2025 | Resale |
| THE WATERSIDE | 15 | RCR | 3 | 16-20 | 2,142 | $4,300,000 | $2,007 | $2,007 | Apr 2025 | Resale |
| THE WATERSIDE | 15 | RCR | 3 | 06-10 | 2,411 | $5,040,000 | $2,090 | $2,090 | Apr 2025 | Resale |
| THE WATERSIDE | 15 | RCR | 3 | 06-10 | 2,142 | $4,880,000 | $2,278 | $2,278 | Apr 2025 | Resale |
| THE WATERSIDE | 15 | RCR | 3 | 01-05 | 2,142 | $4,200,000 | $1,961 | $1,961 | Mar 2025 | Resale |
| THE WATERSIDE | 15 | RCR | 3 | 06-10 | 2,142 | $4,500,000 | $2,101 | $2,101 | Jan 2025 | Resale |
| THE WATERSIDE | 15 | RCR | 3 | 21-25 | 2,142 | $4,518,000 | $2,109 | $2,109 | Dec 2024 | Resale |
| THE WATERSIDE | 15 | RCR | 3 | 01-05 | 2,400 | $4,868,000 | $2,028 | $2,028 | Dec 2024 | Resale |
| THE WATERSIDE | 15 | RCR | 3 | 11-15 | 2,400 | $5,288,888 | $2,203 | $2,203 | Oct 2024 | Resale |
| THE WATERSIDE | 15 | RCR | 3 | 01-05 | 2,142 | $3,965,000 | $1,851 | $1,851 | Jul 2024 | Resale |
| THE WATERSIDE | 15 | RCR | 3 | 01-05 | 2,142 | $3,920,000 | $1,830 | $1,830 | Jul 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.