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 |
|---|---|---|---|---|---|---|---|---|---|---|
| WATERFORD RESIDENCE | 9 | CCR | 3 | 06-10 | 1,399 | $2,850,000 | $2,037 | $2,144 | Feb 2026 | Resale |
| WATERFORD RESIDENCE | 9 | CCR | 3 | 01-05 | 1,195 | $2,628,000 | $2,200 | $2,316 | Oct 2025 | Resale |
| WATERFORD RESIDENCE | 9 | CCR | 2 | 01-05 | 980 | $2,180,000 | $2,226 | $2,343 | Sep 2025 | Resale |
| WATERFORD RESIDENCE | 9 | CCR | 3 | 06-10 | 1,421 | $2,800,000 | $1,971 | $2,075 | Sep 2025 | Resale |
| WATERFORD RESIDENCE | 9 | CCR | 4 | 06-10 | 2,196 | $3,580,000 | $1,630 | $1,716 | Aug 2025 | Resale |
| WATERFORD RESIDENCE | 9 | CCR | 3 | 01-05 | 1,195 | $2,600,000 | $2,176 | $2,291 | Jun 2025 | Resale |
| WATERFORD RESIDENCE | 9 | CCR | 3 | 01-05 | 1,475 | $3,035,000 | $2,058 | $2,166 | Jun 2025 | Resale |
| WATERFORD RESIDENCE | 9 | CCR | 3 | 06-10 | 2,185 | $3,700,000 | $1,693 | $1,782 | Apr 2025 | Resale |
| WATERFORD RESIDENCE | 9 | CCR | 3 | 01-05 | 1,399 | $2,600,000 | $1,858 | $1,956 | Jan 2025 | Resale |
| WATERFORD RESIDENCE | 9 | CCR | 3 | 01-05 | 1,195 | $2,400,000 | $2,009 | $2,115 | Jan 2025 | Resale |
| WATERFORD RESIDENCE | 9 | CCR | 2 | 01-05 | 1,055 | $2,338,888 | $2,217 | $2,334 | Jan 2025 | Resale |
| WATERFORD RESIDENCE | 9 | CCR | 3 | 06-10 | 1,819 | $3,350,000 | $1,842 | $1,939 | Oct 2024 | Resale |
| WATERFORD RESIDENCE | 9 | CCR | 3 | 06-10 | 1,389 | $2,600,000 | $1,872 | $1,971 | Sep 2023 | Resale |
| WATERFORD RESIDENCE | 9 | CCR | 3 | 01-05 | 1,399 | $2,380,000 | $1,701 | $1,791 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.