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 |
|---|---|---|---|---|---|---|---|---|---|---|
| WATERWOODS | 19 | OCR | 4 | 06-10 | 1,281 | $1,860,000 | $1,452 | $1,639 | Mar 2026 | Resale |
| WATERWOODS | 19 | OCR | 5 | 11-15 | 1,668 | $2,500,000 | $1,498 | $1,691 | Feb 2026 | Resale |
| WATERWOODS | 19 | OCR | 4 | 11-15 | 1,281 | $1,908,888 | $1,490 | $1,682 | Feb 2026 | Resale |
| WATERWOODS | 19 | OCR | 4 | 06-10 | 1,281 | $1,895,000 | $1,479 | $1,670 | Feb 2026 | Resale |
| WATERWOODS | 19 | OCR | 4 | 01-05 | 1,281 | $1,850,000 | $1,444 | $1,630 | Feb 2026 | Resale |
| WATERWOODS | 19 | OCR | 3 | 11-15 | 1,033 | $1,633,888 | $1,581 | $1,785 | Nov 2025 | Resale |
| WATERWOODS | 19 | OCR | 4 | 11-15 | 1,281 | $1,868,000 | $1,458 | $1,646 | Oct 2025 | Resale |
| WATERWOODS | 19 | OCR | 2 | 06-10 | 807 | $1,220,000 | $1,511 | $1,706 | Oct 2025 | Resale |
| WATERWOODS | 19 | OCR | 4 | 11-15 | 1,281 | $1,900,000 | $1,483 | $1,674 | Aug 2025 | Resale |
| WATERWOODS | 19 | OCR | 2 | 16-20 | 807 | $1,210,000 | $1,499 | $1,692 | Jul 2025 | Resale |
| WATERWOODS | 19 | OCR | 3 | 06-10 | 1,044 | $1,520,000 | $1,456 | $1,644 | Jun 2025 | Resale |
| WATERWOODS | 19 | OCR | 3 | 16-20 | 1,033 | $1,605,000 | $1,553 | $1,753 | Jun 2025 | Resale |
| WATERWOODS | 19 | OCR | 4 | 11-15 | 1,281 | $1,750,000 | $1,366 | $1,542 | May 2025 | Resale |
| WATERWOODS | 19 | OCR | 4 | 16-20 | 1,281 | $1,760,000 | $1,374 | $1,551 | May 2025 | Resale |
| WATERWOODS | 19 | OCR | 4 | 01-05 | 1,281 | $1,640,000 | $1,280 | $1,445 | May 2025 | Resale |
| WATERWOODS | 19 | OCR | 3 | 01-05 | 1,044 | $1,490,000 | $1,427 | $1,611 | Mar 2025 | Resale |
| WATERWOODS | 19 | OCR | 3 | 16-20 | 1,044 | $1,618,888 | $1,551 | $1,751 | Feb 2025 | Resale |
| WATERWOODS | 19 | OCR | 4 | 11-15 | 1,281 | $1,713,888 | $1,338 | $1,511 | Feb 2025 | Resale |
| WATERWOODS | 19 | OCR | 4 | 16-20 | 1,722 | $2,438,000 | $1,416 | $1,599 | Jan 2025 | Resale |
| WATERWOODS | 19 | OCR | 3 | 11-15 | 1,044 | $1,488,000 | $1,425 | $1,609 | Dec 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.