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 |
|---|---|---|---|---|---|---|---|---|---|---|
| WATERFRONT GOLD | 16 | OCR | 2 | 11-15 | 893 | $1,460,000 | $1,634 | $1,874 | Apr 2026 | Resale |
| WATERFRONT GOLD | 16 | OCR | 3 | 06-10 | 1,227 | $2,245,000 | $1,830 | $2,099 | Apr 2026 | Resale |
| WATERFRONT GOLD | 16 | OCR | 1 | 06-10 | 667 | $1,068,000 | $1,600 | $1,835 | Mar 2026 | Resale |
| WATERFRONT GOLD | 16 | OCR | 1 | 11-15 | 581 | $898,000 | $1,545 | $1,772 | Feb 2026 | Resale |
| WATERFRONT GOLD | 16 | OCR | 3 | 06-10 | 1,292 | $2,300,000 | $1,781 | $2,043 | Jan 2026 | Resale |
| WATERFRONT GOLD | 16 | OCR | 2 | 06-10 | 893 | $1,480,000 | $1,657 | $1,901 | Dec 2025 | Resale |
| WATERFRONT GOLD | 16 | OCR | 3 | 11-15 | 1,292 | $2,300,000 | $1,781 | $2,043 | Sep 2025 | Resale |
| WATERFRONT GOLD | 16 | OCR | 3 | 06-10 | 1,055 | $1,600,000 | $1,517 | $1,740 | Aug 2025 | Resale |
| WATERFRONT GOLD | 16 | OCR | 2 | 01-05 | 872 | $1,300,000 | $1,491 | $1,710 | Aug 2025 | Resale |
| WATERFRONT GOLD | 16 | OCR | 1 | 01-05 | 667 | $1,060,000 | $1,588 | $1,822 | Aug 2025 | Resale |
| WATERFRONT GOLD | 16 | OCR | 2 | 11-15 | 872 | $1,468,000 | $1,684 | $1,932 | Aug 2025 | Resale |
| WATERFRONT GOLD | 16 | OCR | 3 | 01-05 | 1,055 | $1,700,000 | $1,612 | $1,849 | Jun 2025 | Resale |
| WATERFRONT GOLD | 16 | OCR | 3 | 01-05 | 1,227 | $2,128,000 | $1,734 | $1,989 | May 2025 | Resale |
| WATERFRONT GOLD | 16 | OCR | 4 | 01-05 | 1,378 | $2,100,000 | $1,524 | $1,748 | Apr 2025 | Resale |
| WATERFRONT GOLD | 16 | OCR | 1 | 01-05 | 667 | $1,060,000 | $1,588 | $1,822 | Mar 2025 | Resale |
| WATERFRONT GOLD | 16 | OCR | 1 | 11-15 | 667 | $1,090,000 | $1,633 | $1,873 | Mar 2025 | Resale |
| WATERFRONT GOLD | 16 | OCR | 4 | 01-05 | 1,378 | $2,300,000 | $1,669 | $1,915 | Feb 2025 | Resale |
| WATERFRONT GOLD | 16 | OCR | 3 | 11-15 | 1,195 | $2,048,000 | $1,714 | $1,966 | Feb 2025 | Resale |
| WATERFRONT GOLD | 16 | OCR | 3 | 11-15 | 1,195 | $2,088,000 | $1,748 | $2,005 | Jan 2025 | Resale |
| WATERFRONT GOLD | 16 | OCR | 3 | 01-05 | 1,216 | $1,920,000 | $1,579 | $1,811 | Dec 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.