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 |
|---|---|---|---|---|---|---|---|---|---|---|
| WATERBANK AT DAKOTA | 14 | RCR | 3 | 01-05 | 1,259 | $2,700,000 | $2,144 | — | May 2026 | Resale |
| WATERBANK AT DAKOTA | 14 | RCR | 2 | 16-20 | 883 | $1,870,000 | $2,119 | — | May 2026 | Resale |
| WATERBANK AT DAKOTA | 14 | RCR | 3 | 11-15 | 1,281 | $2,780,000 | $2,170 | — | Feb 2026 | Resale |
| WATERBANK AT DAKOTA | 14 | RCR | 1 | 11-15 | 624 | $1,400,000 | $2,242 | — | Oct 2025 | Resale |
| WATERBANK AT DAKOTA | 14 | RCR | 1 | 01-05 | 484 | $940,000 | $1,941 | — | Oct 2025 | Resale |
| WATERBANK AT DAKOTA | 14 | RCR | 1 | 06-10 | 484 | $912,888 | $1,885 | — | Oct 2025 | Resale |
| WATERBANK AT DAKOTA | 14 | RCR | 2 | 01-05 | 883 | $1,700,000 | $1,926 | — | Jun 2025 | Resale |
| WATERBANK AT DAKOTA | 14 | RCR | 1 | 16-20 | 484 | $928,888 | $1,918 | — | Jun 2025 | Resale |
| WATERBANK AT DAKOTA | 14 | RCR | 3 | 06-10 | 1,572 | $3,500,000 | $2,227 | — | May 2025 | Resale |
| WATERBANK AT DAKOTA | 14 | RCR | 1 | 11-15 | 624 | $1,390,000 | $2,226 | — | May 2025 | Resale |
| WATERBANK AT DAKOTA | 14 | RCR | 3 | 11-15 | 1,130 | $2,650,000 | $2,345 | — | Apr 2025 | Resale |
| WATERBANK AT DAKOTA | 14 | RCR | 3 | 01-05 | 1,432 | $2,630,000 | $1,837 | — | Mar 2025 | Resale |
| WATERBANK AT DAKOTA | 14 | RCR | 2 | 01-05 | 1,087 | $1,770,000 | $1,628 | — | Feb 2025 | Resale |
| WATERBANK AT DAKOTA | 14 | RCR | 1 | 06-10 | 484 | $843,888 | $1,742 | — | Feb 2025 | Resale |
| WATERBANK AT DAKOTA | 14 | RCR | 2 | 11-15 | 883 | $2,000,000 | $2,266 | — | Feb 2025 | Resale |
| WATERBANK AT DAKOTA | 14 | RCR | 3 | 11-15 | 1,184 | $2,350,000 | $1,985 | — | Jan 2025 | Resale |
| WATERBANK AT DAKOTA | 14 | RCR | 3 | 11-15 | 1,141 | $2,550,000 | $2,235 | — | Jan 2025 | Resale |
| WATERBANK AT DAKOTA | 14 | RCR | 2 | 01-05 | 883 | $1,633,888 | $1,851 | — | Jan 2025 | Resale |
| WATERBANK AT DAKOTA | 14 | RCR | 2 | 11-15 | 883 | $1,790,000 | $2,028 | — | Dec 2024 | Resale |
| WATERBANK AT DAKOTA | 14 | RCR | 3 | 06-10 | 1,130 | $2,538,000 | $2,246 | — | Nov 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.