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 |
|---|---|---|---|---|---|---|---|---|---|---|
| WATERCOVE | 27 | OCR | 5* | - | 3,466 | $3,600,000 | $1,039 | $1,039 | Jan 2026 | Resale |
| WATERCOVE | 27 | OCR | 5* | - | 3,488 | $3,300,000 | $946 | $946 | Jan 2026 | Resale |
| WATERCOVE | 27 | OCR | 5* | - | 3,423 | $3,400,000 | $993 | $993 | Jun 2025 | Resale |
| WATERCOVE | 27 | OCR | 5* | - | 3,466 | $3,388,000 | $978 | $978 | Dec 2024 | Resale |
| WATERCOVE | 27 | OCR | 5* | - | 3,466 | $3,586,000 | $1,035 | $1,035 | Apr 2024 | Resale |
| WATERCOVE | 27 | OCR | 5* | - | 3,348 | $4,228,888 | $1,263 | $1,263 | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.