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 |
|---|---|---|---|---|---|---|---|---|---|---|
| WATERSCAPE AT CAVENAGH | 9 | CCR | 3 | 01-05 | 1,313 | $2,865,500 | $2,182 | — | May 2026 | Resale |
| WATERSCAPE AT CAVENAGH | 9 | CCR | 1 | 06-10 | 581 | $1,150,000 | $1,978 | — | Feb 2026 | Resale |
| WATERSCAPE AT CAVENAGH | 9 | CCR | 3 | 01-05 | 1,313 | $2,780,000 | $2,117 | — | Jan 2026 | Resale |
| WATERSCAPE AT CAVENAGH | 9 | CCR | 3 | 01-05 | 1,313 | $2,800,000 | $2,132 | — | Nov 2025 | Resale |
| WATERSCAPE AT CAVENAGH | 9 | CCR | 2 | 01-05 | 1,066 | $1,900,000 | $1,783 | — | Nov 2025 | Resale |
| WATERSCAPE AT CAVENAGH | 9 | CCR | 1 | 01-05 | 581 | $1,140,000 | $1,961 | — | Sep 2025 | Resale |
| WATERSCAPE AT CAVENAGH | 9 | CCR | 3 | 01-05 | 1,313 | $2,900,000 | $2,208 | — | Aug 2025 | Resale |
| WATERSCAPE AT CAVENAGH | 9 | CCR | 3 | 01-05 | 1,313 | $2,631,000 | $2,004 | — | Jun 2025 | Resale |
| WATERSCAPE AT CAVENAGH | 9 | CCR | 1 | 01-05 | 581 | $1,156,800 | $1,990 | — | May 2025 | Resale |
| WATERSCAPE AT CAVENAGH | 9 | CCR | 3 | 01-05 | 1,313 | $2,810,000 | $2,140 | — | Feb 2025 | Resale |
| WATERSCAPE AT CAVENAGH | 9 | CCR | 3 | 01-05 | 1,378 | $3,080,000 | $2,235 | — | Feb 2025 | Resale |
| WATERSCAPE AT CAVENAGH | 9 | CCR | 3 | 01-05 | 1,313 | $2,858,888 | $2,177 | — | Feb 2025 | Resale |
| WATERSCAPE AT CAVENAGH | 9 | CCR | 3 | 06-10 | 1,313 | $2,810,000 | $2,140 | — | Jan 2025 | Resale |
| WATERSCAPE AT CAVENAGH | 9 | CCR | 4 | 01-05 | 1,561 | $3,288,888 | $2,107 | — | Dec 2024 | Resale |
| WATERSCAPE AT CAVENAGH | 9 | CCR | 3 | 01-05 | 1,389 | $2,958,000 | $2,130 | — | Dec 2024 | Resale |
| WATERSCAPE AT CAVENAGH | 9 | CCR | 3 | 01-05 | 1,378 | $2,888,000 | $2,096 | — | Oct 2024 | Resale |
| WATERSCAPE AT CAVENAGH | 9 | CCR | 1 | 01-05 | 700 | $1,245,000 | $1,779 | — | Oct 2024 | Resale |
| WATERSCAPE AT CAVENAGH | 9 | CCR | 3 | 01-05 | 1,313 | $2,800,000 | $2,132 | — | Jul 2024 | Resale |
| WATERSCAPE AT CAVENAGH | 9 | CCR | 2 | 01-05 | 1,033 | $2,100,000 | $2,032 | — | Jul 2024 | Resale |
| WATERSCAPE AT CAVENAGH | 9 | CCR | 2 | 01-05 | 1,066 | $2,018,000 | $1,894 | — | Jun 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.