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 KEY | 16 | OCR | 3 | 01-05 | 1,206 | $2,068,000 | $1,715 | $1,984 | Feb 2026 | Resale |
| WATERFRONT KEY | 16 | OCR | 3 | 11-15 | 1,216 | $2,018,000 | $1,659 | $1,919 | Oct 2025 | Resale |
| WATERFRONT KEY | 16 | OCR | 3 | 11-15 | 1,216 | $2,100,000 | $1,727 | $1,998 | Oct 2025 | Resale |
| WATERFRONT KEY | 16 | OCR | 3 | 01-05 | 1,442 | $2,460,000 | $1,706 | $1,973 | Sep 2025 | Resale |
| WATERFRONT KEY | 16 | OCR | 3 | 06-10 | 1,324 | $2,270,000 | $1,715 | $1,984 | Aug 2025 | Resale |
| WATERFRONT KEY | 16 | OCR | 3 | 06-10 | 1,518 | $2,880,000 | $1,898 | $2,195 | Jul 2025 | Resale |
| WATERFRONT KEY | 16 | OCR | 3 | 01-05 | 1,313 | $2,403,288 | $1,830 | $2,117 | Jul 2025 | Resale |
| WATERFRONT KEY | 16 | OCR | 3* | 11-15 | 904 | $1,550,000 | $1,714 | $1,983 | Jun 2025 | Resale |
| WATERFRONT KEY | 16 | OCR | 3 | 11-15 | 1,249 | $2,150,000 | $1,722 | $1,992 | May 2025 | Resale |
| WATERFRONT KEY | 16 | OCR | 3 | 06-10 | 1,518 | $2,768,000 | $1,824 | $2,110 | Mar 2025 | Resale |
| WATERFRONT KEY | 16 | OCR | 3 | 06-10 | 1,076 | $1,860,000 | $1,728 | $1,999 | Mar 2025 | Resale |
| WATERFRONT KEY | 16 | OCR | 3 | 01-05 | 1,206 | $2,100,000 | $1,742 | $2,015 | Mar 2025 | Resale |
| WATERFRONT KEY | 16 | OCR | 3 | 01-05 | 1,442 | $2,400,000 | $1,664 | $1,925 | Feb 2025 | Resale |
| WATERFRONT KEY | 16 | OCR | 3 | 06-10 | 1,518 | $2,720,000 | $1,792 | $2,073 | Jan 2025 | Resale |
| WATERFRONT KEY | 16 | OCR | 3 | 11-15 | 1,227 | $2,088,000 | $1,702 | $1,969 | Jan 2025 | Resale |
| WATERFRONT KEY | 16 | OCR | 3 | 11-15 | 1,324 | $2,270,000 | $1,715 | $1,984 | Nov 2024 | Resale |
| WATERFRONT KEY | 16 | OCR | 3 | 11-15 | 1,389 | $2,688,888 | $1,936 | $2,239 | Oct 2024 | Resale |
| WATERFRONT KEY | 16 | OCR | 3 | 11-15 | 1,389 | $2,600,000 | $1,872 | $2,165 | Aug 2024 | Resale |
| WATERFRONT KEY | 16 | OCR | 3 | 01-05 | 1,464 | $2,160,000 | $1,476 | $1,707 | Jun 2024 | Resale |
| WATERFRONT KEY | 16 | OCR | 3 | 01-05 | 1,216 | $2,030,000 | $1,669 | $1,931 | Jun 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.