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 |
|---|---|---|---|---|---|---|---|---|---|---|
| WATTEN ESTATE | 11 | CCR | 5* | - | 1,766 | $6,198,000 | $3,509 | $3,509 | Mar 2026 | Resale |
| WATTEN ESTATE | 11 | CCR | 5* | - | 4,717 | $10,480,000 | $2,222 | $2,222 | Feb 2026 | Resale |
| WATTEN ESTATE | 11 | CCR | 5* | - | 2,207 | $6,500,000 | $2,946 | $2,946 | Feb 2026 | Resale |
| WATTEN ESTATE | 11 | CCR | 5* | - | 16,632 | $24,500,000 | $1,473 | $1,551 | Sep 2025 | Resale |
| WATTEN ESTATE | 11 | CCR | 5* | - | 3,302 | $7,800,000 | $2,362 | $2,362 | Jul 2025 | Resale |
| WATTEN ESTATE | 11 | CCR | 5* | - | 5,842 | $11,800,000 | $2,020 | $2,020 | Mar 2025 | Resale |
| WATTEN ESTATE | 11 | CCR | 5* | - | 10,042 | $18,680,000 | $1,860 | $1,860 | Jan 2025 | Resale |
| WATTEN ESTATE | 11 | CCR | 5* | - | 3,754 | $9,888,000 | $2,634 | $2,634 | Dec 2024 | Resale |
| WATTEN ESTATE | 11 | CCR | 5* | - | 7,510 | $11,586,628 | $1,543 | $1,543 | Nov 2024 | Resale |
| WATTEN ESTATE | 11 | CCR | 5* | - | 5,042 | $11,400,000 | $2,261 | $2,261 | Nov 2024 | Resale |
| WATTEN ESTATE | 11 | CCR | 5* | - | 4,098 | $10,600,000 | $2,587 | $2,587 | Sep 2024 | Resale |
| WATTEN ESTATE | 11 | CCR | 5* | - | 4,001 | $10,580,000 | $2,644 | $2,644 | Sep 2024 | Resale |
| WATTEN ESTATE | 11 | CCR | 5* | - | 4,015 | $11,480,000 | $2,859 | $2,859 | Sep 2024 | Resale |
| WATTEN ESTATE | 11 | CCR | 5* | - | 4,611 | $11,200,000 | $2,429 | $2,429 | Aug 2024 | Resale |
| WATTEN ESTATE | 11 | CCR | 5* | - | 1,798 | $6,550,000 | $3,644 | $3,644 | Jul 2024 | Resale |
| WATTEN ESTATE | 11 | CCR | 5* | - | 1,836 | $6,700,000 | $3,649 | $3,841 | May 2024 | Resale |
| WATTEN ESTATE | 11 | CCR | 5* | - | 3,972 | $12,000,000 | $3,021 | $3,021 | May 2024 | Resale |
| WATTEN ESTATE | 11 | CCR | 5* | - | 16,632 | $25,000,000 | $1,503 | $1,582 | Apr 2024 | Resale |
| WATTEN ESTATE | 11 | CCR | 5* | - | 4,352 | $7,388,888 | $1,698 | $1,698 | Dec 2023 | Resale |
| WATTEN ESTATE | 11 | CCR | 5* | - | 1,765 | $5,180,000 | $2,934 | $2,934 | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.