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 |
|---|---|---|---|---|---|---|---|---|---|---|
| WATERTOWN | 19 | OCR | 2 | 06-10 | 807 | $1,390,000 | $1,722 | $1,959 | Mar 2026 | Resale |
| WATERTOWN | 19 | OCR | 2 | 06-10 | 807 | $1,430,000 | $1,771 | $2,015 | Mar 2026 | Resale |
| WATERTOWN | 19 | OCR | 1 | 06-10 | 581 | $880,000 | $1,514 | $1,723 | Mar 2026 | Resale |
| WATERTOWN | 19 | OCR | 2 | 01-05 | 915 | $1,648,000 | $1,801 | $2,049 | Feb 2026 | Resale |
| WATERTOWN | 19 | OCR | 4 | 11-15 | 1,356 | $2,860,000 | $2,109 | $2,399 | Feb 2026 | Resale |
| WATERTOWN | 19 | OCR | 4 | 06-10 | 1,367 | $3,000,000 | $2,195 | $2,497 | Feb 2026 | Resale |
| WATERTOWN | 19 | OCR | 1 | 06-10 | 570 | $980,000 | $1,718 | $1,955 | Feb 2026 | Resale |
| WATERTOWN | 19 | OCR | 3 | 11-15 | 1,109 | $2,408,888 | $2,173 | $2,472 | Feb 2026 | Resale |
| WATERTOWN | 19 | OCR | 3 | 06-10 | 1,216 | $2,480,000 | $2,039 | $2,320 | Jan 2026 | Resale |
| WATERTOWN | 19 | OCR | 1 | 06-10 | 581 | $918,000 | $1,579 | $1,796 | Jan 2026 | Resale |
| WATERTOWN | 19 | OCR | 1 | 11-15 | 603 | $988,000 | $1,639 | $1,865 | Jan 2026 | Resale |
| WATERTOWN | 19 | OCR | 1 | 11-15 | 581 | $962,800 | $1,656 | $1,884 | Jan 2026 | Resale |
| WATERTOWN | 19 | OCR | 1 | 01-05 | 603 | $865,000 | $1,435 | $1,633 | Jan 2026 | Resale |
| WATERTOWN | 19 | OCR | 1 | 06-10 | 527 | $900,000 | $1,706 | $1,941 | Jan 2026 | Resale |
| WATERTOWN | 19 | OCR | 1 | 11-15 | 570 | $1,040,000 | $1,823 | $2,074 | Dec 2025 | Resale |
| WATERTOWN | 19 | OCR | 3 | 06-10 | 1,109 | $2,180,000 | $1,966 | $2,237 | Dec 2025 | Resale |
| WATERTOWN | 19 | OCR | 1 | 06-10 | 603 | $978,000 | $1,622 | $1,845 | Dec 2025 | Resale |
| WATERTOWN | 19 | OCR | 1 | 06-10 | 581 | $980,000 | $1,686 | $1,918 | Nov 2025 | Resale |
| WATERTOWN | 19 | OCR | 1 | 01-05 | 581 | $980,000 | $1,686 | $1,918 | Nov 2025 | Resale |
| WATERTOWN | 19 | OCR | 1 | 06-10 | 527 | $870,000 | $1,650 | $1,877 | Oct 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.