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 |
|---|---|---|---|---|---|---|---|---|---|---|
| WATERVIEW | 18 | OCR | 2 | 11-15 | 786 | $1,180,000 | $1,502 | $1,716 | Mar 2026 | Resale |
| WATERVIEW | 18 | OCR | 2 | 06-10 | 926 | $1,355,000 | $1,464 | $1,673 | Feb 2026 | Resale |
| WATERVIEW | 18 | OCR | 2 | 01-05 | 1,184 | $1,850,000 | $1,562 | $1,784 | Feb 2026 | Resale |
| WATERVIEW | 18 | OCR | 4 | 01-05 | 1,195 | $1,870,000 | $1,565 | $1,788 | Dec 2025 | Resale |
| WATERVIEW | 18 | OCR | 4 | 01-05 | 1,195 | $1,610,000 | $1,348 | $1,540 | Oct 2025 | Resale |
| WATERVIEW | 18 | OCR | 2 | 06-10 | 1,184 | $1,770,000 | $1,495 | $1,708 | Oct 2025 | Resale |
| WATERVIEW | 18 | OCR | 2 | 01-05 | 980 | $1,150,000 | $1,174 | $1,341 | Oct 2025 | Resale |
| WATERVIEW | 18 | OCR | 3 | 01-05 | 1,109 | $1,780,000 | $1,606 | $1,835 | Sep 2025 | Resale |
| WATERVIEW | 18 | OCR | 2 | 06-10 | 926 | $1,430,000 | $1,545 | $1,765 | Sep 2025 | Resale |
| WATERVIEW | 18 | OCR | 2 | 06-10 | 936 | $1,390,000 | $1,484 | $1,695 | Sep 2025 | Resale |
| WATERVIEW | 18 | OCR | 2 | 01-05 | 926 | $1,300,000 | $1,404 | $1,604 | Sep 2025 | Resale |
| WATERVIEW | 18 | OCR | 2 | 11-15 | 786 | $1,228,000 | $1,563 | $1,786 | Aug 2025 | Resale |
| WATERVIEW | 18 | OCR | 2 | 06-10 | 926 | $1,265,000 | $1,367 | $1,562 | Aug 2025 | Resale |
| WATERVIEW | 18 | OCR | 3 | 06-10 | 1,130 | $1,870,000 | $1,655 | $1,891 | Aug 2025 | Resale |
| WATERVIEW | 18 | OCR | 2 | 11-15 | 786 | $1,210,000 | $1,540 | $1,759 | Aug 2025 | Resale |
| WATERVIEW | 18 | OCR | 2 | 11-15 | 926 | $1,438,888 | $1,554 | $1,775 | Aug 2025 | Resale |
| WATERVIEW | 18 | OCR | 2 | 06-10 | 786 | $1,230,000 | $1,565 | $1,788 | Jul 2025 | Resale |
| WATERVIEW | 18 | OCR | 2 | 06-10 | 786 | $1,170,000 | $1,489 | $1,701 | Jul 2025 | Resale |
| WATERVIEW | 18 | OCR | 2 | 06-10 | 926 | $1,310,000 | $1,415 | $1,617 | Jul 2025 | Resale |
| WATERVIEW | 18 | OCR | 2 | 01-05 | 980 | $1,310,000 | $1,337 | $1,527 | Jul 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.