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 ISLE | 16 | OCR | 3 | 01-05 | 1,378 | $2,030,000 | $1,473 | $1,690 | Apr 2026 | Resale |
| WATERFRONT ISLE | 16 | OCR | 4 | 06-10 | 1,259 | $2,220,000 | $1,763 | $2,022 | Feb 2026 | Resale |
| WATERFRONT ISLE | 16 | OCR | 1 | 11-15 | 635 | $980,000 | $1,543 | $1,770 | Feb 2026 | Resale |
| WATERFRONT ISLE | 16 | OCR | 1 | 11-15 | 635 | $995,000 | $1,567 | $1,798 | Jan 2026 | Resale |
| WATERFRONT ISLE | 16 | OCR | 5 | 01-05 | 1,216 | $2,200,000 | $1,809 | $2,075 | Jan 2026 | Resale |
| WATERFRONT ISLE | 16 | OCR | 3 | 11-15 | 1,227 | $2,350,000 | $1,915 | $2,197 | Oct 2025 | Resale |
| WATERFRONT ISLE | 16 | OCR | 1 | 01-05 | 581 | $900,000 | $1,548 | $1,776 | Oct 2025 | Resale |
| WATERFRONT ISLE | 16 | OCR | 2 | 11-15 | 904 | $1,488,000 | $1,646 | $1,888 | Sep 2025 | Resale |
| WATERFRONT ISLE | 16 | OCR | 3 | 11-15 | 1,378 | $2,400,000 | $1,742 | $1,998 | Sep 2025 | Resale |
| WATERFRONT ISLE | 16 | OCR | 2 | 11-15 | 915 | $1,480,000 | $1,618 | $1,856 | Sep 2025 | Resale |
| WATERFRONT ISLE | 16 | OCR | 4 | 01-05 | 1,259 | $1,920,000 | $1,525 | $1,749 | Sep 2025 | Resale |
| WATERFRONT ISLE | 16 | OCR | 3 | 06-10 | 1,378 | $2,365,000 | $1,717 | $1,970 | Aug 2025 | Resale |
| WATERFRONT ISLE | 16 | OCR | 2 | 01-05 | 904 | $1,405,000 | $1,554 | $1,783 | Aug 2025 | Resale |
| WATERFRONT ISLE | 16 | OCR | 3 | 06-10 | 1,152 | $2,020,000 | $1,754 | $2,012 | Aug 2025 | Resale |
| WATERFRONT ISLE | 16 | OCR | 2 | 01-05 | 915 | $1,415,000 | $1,547 | $1,775 | Aug 2025 | Resale |
| WATERFRONT ISLE | 16 | OCR | 5 | 11-15 | 2,863 | $3,700,000 | $1,292 | $1,482 | Jul 2025 | Resale |
| WATERFRONT ISLE | 16 | OCR | 3 | 01-05 | 1,227 | $2,110,000 | $1,720 | $1,973 | Jul 2025 | Resale |
| WATERFRONT ISLE | 16 | OCR | 1 | 06-10 | 893 | $1,400,000 | $1,567 | $1,798 | Jun 2025 | Resale |
| WATERFRONT ISLE | 16 | OCR | 2 | 06-10 | 1,076 | $1,728,000 | $1,605 | $1,841 | May 2025 | Resale |
| WATERFRONT ISLE | 16 | OCR | 1 | 11-15 | 592 | $915,380 | $1,546 | $1,774 | May 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.