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 |
|---|---|---|---|---|---|---|---|---|---|---|
| WATER PLACE | 15 | RCR | 4 | 06-10 | 1,561 | $3,100,000 | $1,986 | $2,417 | Feb 2026 | Resale |
| WATER PLACE | 15 | RCR | 3 | 16-20 | 1,227 | $2,450,000 | $1,997 | $2,430 | Feb 2026 | Resale |
| WATER PLACE | 15 | RCR | 3 | 11-15 | 1,227 | $2,350,000 | $1,915 | $2,330 | Dec 2025 | Resale |
| WATER PLACE | 15 | RCR | 4 | 11-15 | 1,561 | $3,000,000 | $1,922 | $2,339 | Nov 2025 | Resale |
| WATER PLACE | 15 | RCR | 3 | 01-05 | 1,216 | $2,235,000 | $1,838 | $2,237 | Oct 2025 | Resale |
| WATER PLACE | 15 | RCR | 3 | 06-10 | 1,227 | $2,280,000 | $1,858 | $2,261 | Aug 2025 | Resale |
| WATER PLACE | 15 | RCR | 3 | 06-10 | 1,356 | $2,508,000 | $1,849 | $2,250 | Aug 2025 | Resale |
| WATER PLACE | 15 | RCR | 3 | 01-05 | 1,216 | $2,170,000 | $1,784 | $2,171 | Aug 2025 | Resale |
| WATER PLACE | 15 | RCR | 3 | 06-10 | 1,216 | $2,380,000 | $1,957 | $2,382 | Aug 2025 | Resale |
| WATER PLACE | 15 | RCR | 3 | 16-20 | 1,281 | $2,610,000 | $2,038 | $2,480 | Jul 2025 | Resale |
| WATER PLACE | 15 | RCR | 3 | 11-15 | 1,227 | $2,250,000 | $1,834 | $2,232 | Jun 2025 | Resale |
| WATER PLACE | 15 | RCR | 3 | 11-15 | 1,216 | $2,250,888 | $1,851 | $2,253 | Jun 2025 | Resale |
| WATER PLACE | 15 | RCR | 3 | 11-15 | 1,453 | $2,650,000 | $1,824 | $2,220 | Jun 2025 | Resale |
| WATER PLACE | 15 | RCR | 3 | 06-10 | 1,216 | $2,128,000 | $1,750 | $2,130 | May 2025 | Resale |
| WATER PLACE | 15 | RCR | 2 | 11-15 | 904 | $1,820,000 | $2,013 | $2,450 | May 2025 | Resale |
| WATER PLACE | 15 | RCR | 3 | 01-05 | 1,216 | $2,150,000 | $1,768 | $2,152 | May 2025 | Resale |
| WATER PLACE | 15 | RCR | 3 | 11-15 | 1,281 | $2,588,888 | $2,021 | $2,459 | Apr 2025 | Resale |
| WATER PLACE | 15 | RCR | 3 | 01-05 | 1,216 | $2,100,000 | $1,727 | $2,102 | Mar 2025 | Resale |
| WATER PLACE | 15 | RCR | 3 | 06-10 | 1,216 | $2,100,000 | $1,727 | $2,102 | Feb 2025 | Resale |
| WATER PLACE | 15 | RCR | 2 | 11-15 | 904 | $1,800,000 | $1,991 | $2,423 | Feb 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.