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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| TWIN WATERFALLS | 19 | OCR | 3 | 11-15 | 1,087 | $1,700,000 | $1,564 | — | May 2026 | Resale |
| TWIN WATERFALLS | 19 | OCR | 4 | 11-15 | 1,238 | $2,060,000 | $1,664 | — | May 2026 | Resale |
| TWIN WATERFALLS | 19 | OCR | 3 | 06-10 | 1,087 | $1,730,000 | $1,591 | — | May 2026 | Resale |
| TWIN WATERFALLS | 19 | OCR | 3 | 01-05 | 1,442 | $1,700,000 | $1,179 | — | May 2026 | Resale |
| TWIN WATERFALLS | 19 | OCR | 3 | 06-10 | 1,109 | $1,728,000 | $1,559 | — | Apr 2026 | Resale |
| TWIN WATERFALLS | 19 | OCR | 3 | 06-10 | 1,087 | $1,695,000 | $1,559 | — | Apr 2026 | Resale |
| TWIN WATERFALLS | 19 | OCR | 3 | 06-10 | 915 | $1,458,000 | $1,594 | — | Mar 2026 | Resale |
| TWIN WATERFALLS | 19 | OCR | 3 | 01-05 | 1,119 | $1,700,888 | $1,519 | — | Mar 2026 | Resale |
| TWIN WATERFALLS | 19 | OCR | 3 | 11-15 | 1,109 | $1,760,000 | $1,587 | — | Mar 2026 | Resale |
| TWIN WATERFALLS | 19 | OCR | 5* | 16-20 | 1,615 | $1,888,000 | $1,169 | — | Mar 2026 | Resale |
| TWIN WATERFALLS | 19 | OCR | 4 | 16-20 | 1,970 | $2,250,000 | $1,142 | — | Feb 2026 | Resale |
| TWIN WATERFALLS | 19 | OCR | 3 | 06-10 | 1,001 | $1,650,000 | $1,648 | — | Feb 2026 | Resale |
| TWIN WATERFALLS | 19 | OCR | 3 | 06-10 | 915 | $1,480,000 | $1,618 | — | Jan 2026 | Resale |
| TWIN WATERFALLS | 19 | OCR | 3 | 11-15 | 915 | $1,472,888 | $1,610 | — | Jan 2026 | Resale |
| TWIN WATERFALLS | 19 | OCR | 3 | 16-20 | 1,001 | $1,595,000 | $1,593 | — | Jan 2026 | Resale |
| TWIN WATERFALLS | 19 | OCR | 3 | 06-10 | 1,109 | $1,705,000 | $1,538 | — | Jan 2026 | Resale |
| TWIN WATERFALLS | 19 | OCR | 3 | 16-20 | 1,841 | $1,800,000 | $978 | — | Jan 2026 | Resale |
| TWIN WATERFALLS | 19 | OCR | 3 | 01-05 | 915 | $1,450,000 | $1,585 | — | Jan 2026 | Resale |
| TWIN WATERFALLS | 19 | OCR | 3 | 11-15 | 915 | $1,515,000 | $1,656 | — | Jan 2026 | Resale |
| TWIN WATERFALLS | 19 | OCR | 4 | 06-10 | 1,378 | $2,238,889 | $1,625 | — | Dec 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.