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 WAVES | 16 | OCR | 4 | 11-15 | 1,572 | $2,800,000 | $1,782 | $2,061 | Mar 2026 | Resale |
| WATERFRONT WAVES | 16 | OCR | 2 | 01-05 | 969 | $1,550,000 | $1,600 | $1,851 | Mar 2026 | Resale |
| WATERFRONT WAVES | 16 | OCR | 3 | 11-15 | 1,345 | $2,280,000 | $1,695 | $1,961 | Dec 2025 | Resale |
| WATERFRONT WAVES | 16 | OCR | 4 | 01-05 | 1,572 | $2,670,000 | $1,699 | $1,965 | Dec 2025 | Resale |
| WATERFRONT WAVES | 16 | OCR | 4 | 01-05 | 1,518 | $2,370,000 | $1,562 | $1,807 | Oct 2025 | Resale |
| WATERFRONT WAVES | 16 | OCR | 3 | 11-15 | 1,345 | $2,258,100 | $1,678 | $1,941 | Oct 2025 | Resale |
| WATERFRONT WAVES | 16 | OCR | 3 | 06-10 | 1,292 | $2,300,000 | $1,781 | $2,060 | Aug 2025 | Resale |
| WATERFRONT WAVES | 16 | OCR | 3 | 06-10 | 1,345 | $2,160,000 | $1,605 | $1,857 | Jul 2025 | Resale |
| WATERFRONT WAVES | 16 | OCR | 3 | 11-15 | 1,259 | $2,060,000 | $1,636 | $1,892 | Jun 2025 | Resale |
| WATERFRONT WAVES | 16 | OCR | 3 | 11-15 | 1,270 | $2,250,000 | $1,771 | $2,049 | Jun 2025 | Resale |
| WATERFRONT WAVES | 16 | OCR | 4* | 06-10 | 1,324 | $2,080,000 | $1,571 | $1,817 | Jun 2025 | Resale |
| WATERFRONT WAVES | 16 | OCR | 3 | 06-10 | 1,249 | $2,030,000 | $1,626 | $1,881 | Apr 2025 | Resale |
| WATERFRONT WAVES | 16 | OCR | 4 | 01-05 | 1,572 | $2,480,000 | $1,578 | $1,825 | Apr 2025 | Resale |
| WATERFRONT WAVES | 16 | OCR | 3 | 06-10 | 1,249 | $1,950,000 | $1,562 | $1,807 | Mar 2025 | Resale |
| WATERFRONT WAVES | 16 | OCR | 3 | 01-05 | 1,292 | $2,158,000 | $1,671 | $1,933 | Feb 2025 | Resale |
| WATERFRONT WAVES | 16 | OCR | 4* | 01-05 | 1,324 | $2,090,000 | $1,579 | $1,826 | Feb 2025 | Resale |
| WATERFRONT WAVES | 16 | OCR | 5* | 11-15 | 2,971 | $4,280,000 | $1,441 | $1,667 | Feb 2025 | Resale |
| WATERFRONT WAVES | 16 | OCR | 2 | 01-05 | 969 | $1,420,000 | $1,466 | $1,696 | Oct 2024 | Resale |
| WATERFRONT WAVES | 16 | OCR | 4* | 01-05 | 1,561 | $2,280,000 | $1,461 | $1,690 | Oct 2024 | Resale |
| WATERFRONT WAVES | 16 | OCR | 3 | 06-10 | 1,345 | $2,110,000 | $1,568 | $1,814 | Sep 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.