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 |
|---|---|---|---|---|---|---|---|---|---|---|
| WATERBAY | 19 | OCR | 2 | 01-05 | 753 | $1,105,000 | $1,467 | $1,662 | May 2026 | Resale |
| WATERBAY | 19 | OCR | 4 | 01-05 | 1,259 | $1,955,000 | $1,552 | $1,759 | Apr 2026 | Resale |
| WATERBAY | 19 | OCR | 4 | 06-10 | 1,410 | $2,200,000 | $1,560 | $1,768 | Apr 2026 | Resale |
| WATERBAY | 19 | OCR | 3 | 11-15 | 1,098 | $1,620,000 | $1,476 | $1,672 | Apr 2026 | Resale |
| WATERBAY | 19 | OCR | 4 | 06-10 | 1,259 | $2,060,000 | $1,636 | $1,854 | Apr 2026 | Resale |
| WATERBAY | 19 | OCR | 3 | 06-10 | 1,098 | $1,655,000 | $1,507 | $1,708 | Apr 2026 | Resale |
| WATERBAY | 19 | OCR | 3 | 11-15 | 1,076 | $1,620,000 | $1,505 | $1,705 | Apr 2026 | Resale |
| WATERBAY | 19 | OCR | 3 | 11-15 | 1,098 | $1,650,000 | $1,503 | $1,703 | Apr 2026 | Resale |
| WATERBAY | 19 | OCR | 5 | 01-05 | 1,496 | $2,158,000 | $1,442 | $1,634 | Apr 2026 | Resale |
| WATERBAY | 19 | OCR | 3 | 06-10 | 1,098 | $1,620,000 | $1,476 | $1,672 | Mar 2026 | Resale |
| WATERBAY | 19 | OCR | 3 | 01-05 | 1,389 | $1,740,000 | $1,253 | $1,420 | Jan 2026 | Resale |
| WATERBAY | 19 | OCR | 4 | 11-15 | 1,141 | $1,658,000 | $1,453 | $1,646 | Dec 2025 | Resale |
| WATERBAY | 19 | OCR | 3 | 11-15 | 1,098 | $1,608,888 | $1,465 | $1,660 | Oct 2025 | Resale |
| WATERBAY | 19 | OCR | 3 | 16-20 | 1,959 | $2,168,000 | $1,107 | $1,254 | Oct 2025 | Resale |
| WATERBAY | 19 | OCR | 4 | 16-20 | 2,056 | $2,398,888 | $1,167 | $1,322 | Oct 2025 | Resale |
| WATERBAY | 19 | OCR | 3 | 06-10 | 1,076 | $1,720,000 | $1,598 | $1,811 | Sep 2025 | Resale |
| WATERBAY | 19 | OCR | 3 | 01-05 | 1,098 | $1,688,000 | $1,537 | $1,742 | Sep 2025 | Resale |
| WATERBAY | 19 | OCR | 4 | 01-05 | 1,141 | $1,845,000 | $1,617 | $1,832 | Sep 2025 | Resale |
| WATERBAY | 19 | OCR | 4 | 06-10 | 1,345 | $2,008,000 | $1,492 | $1,691 | Aug 2025 | Resale |
| WATERBAY | 19 | OCR | 4 | 06-10 | 1,345 | $1,935,000 | $1,438 | $1,629 | Jun 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.