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 |
|---|---|---|---|---|---|---|---|---|---|---|
| WATERMARK ROBERTSON QUAY | 9 | CCR | 2 | 01-05 | 1,141 | $2,650,000 | $2,323 | $2,323 | Apr 2026 | Resale |
| WATERMARK ROBERTSON QUAY | 9 | CCR | 3* | 06-10 | 1,023 | $2,338,000 | $2,286 | $2,286 | Mar 2026 | Resale |
| WATERMARK ROBERTSON QUAY | 9 | CCR | 2 | 01-05 | 915 | $2,150,000 | $2,350 | $2,350 | Dec 2025 | Resale |
| WATERMARK ROBERTSON QUAY | 9 | CCR | 2 | 06-10 | 1,033 | $2,420,000 | $2,342 | $2,342 | Dec 2025 | Resale |
| WATERMARK ROBERTSON QUAY | 9 | CCR | 3 | 01-05 | 1,572 | $3,100,000 | $1,973 | $1,973 | Nov 2025 | Resale |
| WATERMARK ROBERTSON QUAY | 9 | CCR | 3 | 06-10 | 1,668 | $3,600,000 | $2,158 | $2,158 | Nov 2025 | Resale |
| WATERMARK ROBERTSON QUAY | 9 | CCR | 4 | 01-05 | 1,873 | $4,100,000 | $2,189 | $2,189 | Aug 2025 | Resale |
| WATERMARK ROBERTSON QUAY | 9 | CCR | 2 | 06-10 | 893 | $2,160,888 | $2,419 | $2,419 | Aug 2025 | Resale |
| WATERMARK ROBERTSON QUAY | 9 | CCR | 2 | 01-05 | 1,001 | $2,420,000 | $2,417 | $2,417 | May 2025 | Resale |
| WATERMARK ROBERTSON QUAY | 9 | CCR | 3 | 06-10 | 1,324 | $3,050,000 | $2,304 | $2,304 | Apr 2025 | Resale |
| WATERMARK ROBERTSON QUAY | 9 | CCR | 4 | 06-10 | 1,733 | $3,980,000 | $2,297 | $2,297 | Mar 2025 | Resale |
| WATERMARK ROBERTSON QUAY | 9 | CCR | 3 | 06-10 | 1,076 | $2,460,000 | $2,285 | $2,285 | Aug 2024 | Resale |
| WATERMARK ROBERTSON QUAY | 9 | CCR | 3 | 01-05 | 1,076 | $2,490,000 | $2,313 | $2,313 | Aug 2024 | Resale |
| WATERMARK ROBERTSON QUAY | 9 | CCR | 3 | 06-10 | 1,076 | $2,428,000 | $2,256 | $2,256 | Jun 2024 | Resale |
| WATERMARK ROBERTSON QUAY | 9 | CCR | 3 | 06-10 | 1,076 | $2,460,000 | $2,285 | $2,285 | Jun 2024 | Resale |
| WATERMARK ROBERTSON QUAY | 9 | CCR | 2 | 01-05 | 1,130 | $2,700,000 | $2,389 | $2,389 | Apr 2024 | Resale |
| WATERMARK ROBERTSON QUAY | 9 | CCR | 3 | 01-05 | 1,582 | $3,480,000 | $2,199 | $2,199 | Apr 2024 | Resale |
| WATERMARK ROBERTSON QUAY | 9 | CCR | 2 | 01-05 | 936 | $2,100,000 | $2,242 | $2,242 | Mar 2024 | Resale |
| WATERMARK ROBERTSON QUAY | 9 | CCR | 2 | 06-10 | 904 | $2,048,000 | $2,265 | $2,265 | Jan 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.