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 |
|---|---|---|---|---|---|---|---|---|---|---|
| WATERCOLOURS | 18 | OCR | 4 | 11-15 | 2,282 | $2,325,000 | $1,019 | $1,155 | Apr 2026 | Resale |
| WATERCOLOURS | 18 | OCR | 3 | 06-10 | 958 | $1,175,000 | $1,227 | $1,390 | Mar 2026 | Resale |
| WATERCOLOURS | 18 | OCR | 3 | 11-15 | 958 | $1,138,000 | $1,188 | $1,346 | Feb 2026 | Resale |
| WATERCOLOURS | 18 | OCR | 3 | 01-05 | 915 | $1,120,000 | $1,224 | $1,387 | Feb 2026 | Resale |
| WATERCOLOURS | 18 | OCR | 3 | 11-15 | 1,873 | $1,938,000 | $1,035 | $1,173 | Feb 2026 | Resale |
| WATERCOLOURS | 18 | OCR | 4 | 01-05 | 1,238 | $1,505,000 | $1,216 | $1,378 | Jan 2026 | Resale |
| WATERCOLOURS | 18 | OCR | 2 | 01-05 | 861 | $1,030,000 | $1,196 | $1,355 | Jan 2026 | Resale |
| WATERCOLOURS | 18 | OCR | 3 | 06-10 | 969 | $1,250,000 | $1,290 | $1,462 | Jan 2026 | Resale |
| WATERCOLOURS | 18 | OCR | 4 | 01-05 | 1,238 | $1,585,000 | $1,280 | $1,450 | Dec 2025 | Resale |
| WATERCOLOURS | 18 | OCR | 3 | 01-05 | 915 | $1,110,000 | $1,213 | $1,374 | Nov 2025 | Resale |
| WATERCOLOURS | 18 | OCR | 2 | 06-10 | 786 | $980,000 | $1,247 | $1,413 | Nov 2025 | Resale |
| WATERCOLOURS | 18 | OCR | 3 | 11-15 | 1,733 | $1,840,000 | $1,062 | $1,203 | Oct 2025 | Resale |
| WATERCOLOURS | 18 | OCR | 3 | 01-05 | 915 | $1,168,000 | $1,277 | $1,447 | Oct 2025 | Resale |
| WATERCOLOURS | 18 | OCR | 3 | 01-05 | 1,098 | $1,450,000 | $1,321 | $1,497 | Oct 2025 | Resale |
| WATERCOLOURS | 18 | OCR | 3 | 01-05 | 990 | $1,168,000 | $1,179 | $1,336 | Sep 2025 | Resale |
| WATERCOLOURS | 18 | OCR | 3 | 06-10 | 969 | $1,220,000 | $1,259 | $1,427 | Aug 2025 | Resale |
| WATERCOLOURS | 18 | OCR | 3 | 06-10 | 958 | $1,213,000 | $1,266 | $1,434 | Aug 2025 | Resale |
| WATERCOLOURS | 18 | OCR | 4 | 01-05 | 1,238 | $1,530,000 | $1,236 | $1,400 | Aug 2025 | Resale |
| WATERCOLOURS | 18 | OCR | 4 | 06-10 | 1,238 | $1,628,000 | $1,315 | $1,490 | Aug 2025 | Resale |
| WATERCOLOURS | 18 | OCR | 3 | 06-10 | 947 | $1,298,000 | $1,370 | $1,552 | Aug 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.