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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| WATERFRONT ISLE | 16 | OCR | 3 | 01-05 | 1,163 | $2,050,000 | $1,763 | — | May 2026 | Resale |
| WATERFRONT ISLE | 16 | OCR | 4 | 06-10 | 1,259 | $2,320,000 | $1,842 | — | May 2026 | Resale |
| WATERFRONT ISLE | 16 | OCR | 1 | 11-15 | 592 | $885,000 | $1,495 | — | Apr 2026 | Resale |
| WATERFRONT ISLE | 16 | OCR | 4 | 11-15 | 1,259 | $2,300,000 | $1,826 | — | Apr 2026 | Resale |
| WATERFRONT ISLE | 16 | OCR | 3 | 01-05 | 1,378 | $2,030,000 | $1,473 | — | Apr 2026 | Resale |
| WATERFRONT ISLE | 16 | OCR | 1 | 11-15 | 635 | $980,000 | $1,543 | — | Feb 2026 | Resale |
| WATERFRONT ISLE | 16 | OCR | 4 | 06-10 | 1,259 | $2,220,000 | $1,763 | — | Feb 2026 | Resale |
| WATERFRONT ISLE | 16 | OCR | 5 | 01-05 | 1,216 | $2,200,000 | $1,809 | — | Jan 2026 | Resale |
| WATERFRONT ISLE | 16 | OCR | 1 | 11-15 | 635 | $995,000 | $1,567 | — | Jan 2026 | Resale |
| WATERFRONT ISLE | 16 | OCR | 3 | 11-15 | 1,227 | $2,350,000 | $1,915 | — | Oct 2025 | Resale |
| WATERFRONT ISLE | 16 | OCR | 1 | 01-05 | 581 | $900,000 | $1,548 | — | Oct 2025 | Resale |
| WATERFRONT ISLE | 16 | OCR | 3 | 11-15 | 1,378 | $2,400,000 | $1,742 | — | Sep 2025 | Resale |
| WATERFRONT ISLE | 16 | OCR | 2 | 11-15 | 904 | $1,488,000 | $1,646 | — | Sep 2025 | Resale |
| WATERFRONT ISLE | 16 | OCR | 4 | 01-05 | 1,259 | $1,920,000 | $1,525 | — | Sep 2025 | Resale |
| WATERFRONT ISLE | 16 | OCR | 2 | 11-15 | 915 | $1,480,000 | $1,618 | — | Sep 2025 | Resale |
| WATERFRONT ISLE | 16 | OCR | 2 | 01-05 | 915 | $1,415,000 | $1,547 | — | Aug 2025 | Resale |
| WATERFRONT ISLE | 16 | OCR | 2 | 01-05 | 904 | $1,405,000 | $1,554 | — | Aug 2025 | Resale |
| WATERFRONT ISLE | 16 | OCR | 3 | 06-10 | 1,152 | $2,020,000 | $1,754 | — | Aug 2025 | Resale |
| WATERFRONT ISLE | 16 | OCR | 3 | 06-10 | 1,378 | $2,365,000 | $1,717 | — | Aug 2025 | Resale |
| WATERFRONT ISLE | 16 | OCR | 5 | 11-15 | 2,863 | $3,700,000 | $1,292 | — | Jul 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.