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 HOUSE | 11 | CCR | 3 | 01-05 | 1,539 | $4,799,000 | $3,118 | $3,118 | Mar 2026 | New Sale |
| WATTEN HOUSE | 11 | CCR | 3 | 01-05 | 1,539 | $4,990,000 | $3,242 | $3,242 | Mar 2026 | New Sale |
| WATTEN HOUSE | 11 | CCR | 3 | 01-05 | 1,539 | $5,090,000 | $3,307 | $3,307 | Mar 2026 | New Sale |
| WATTEN HOUSE | 11 | CCR | 5 | 01-05 | 2,368 | $7,706,000 | $3,254 | $3,254 | Feb 2026 | New Sale |
| WATTEN HOUSE | 11 | CCR | 3 | 01-05 | 1,539 | $4,904,000 | $3,186 | $3,186 | Feb 2026 | New Sale |
| WATTEN HOUSE | 11 | CCR | 3 | 01-05 | 1,539 | $5,011,000 | $3,256 | $3,256 | Jan 2026 | New Sale |
| WATTEN HOUSE | 11 | CCR | 3 | 01-05 | 1,539 | $4,985,000 | $3,239 | $3,239 | Jan 2026 | New Sale |
| WATTEN HOUSE | 11 | CCR | 3 | 01-05 | 1,539 | $5,063,000 | $3,289 | $3,289 | Dec 2025 | New Sale |
| WATTEN HOUSE | 11 | CCR | 3 | 01-05 | 1,539 | $5,063,000 | $3,289 | $3,289 | Nov 2025 | New Sale |
| WATTEN HOUSE | 11 | CCR | 3 | 01-05 | 1,539 | $5,011,000 | $3,256 | $3,256 | Nov 2025 | New Sale |
| WATTEN HOUSE | 11 | CCR | 3 | 01-05 | 1,539 | $5,011,000 | $3,256 | $3,256 | Oct 2025 | New Sale |
| WATTEN HOUSE | 11 | CCR | 3 | 01-05 | 1,539 | $5,063,000 | $3,289 | $3,289 | Jul 2025 | New Sale |
| WATTEN HOUSE | 11 | CCR | 3 | 01-05 | 1,539 | $5,063,000 | $3,289 | $3,289 | Jun 2025 | New Sale |
| WATTEN HOUSE | 11 | CCR | 3 | 01-05 | 1,539 | $5,006,000 | $3,252 | $3,252 | May 2025 | New Sale |
| WATTEN HOUSE | 11 | CCR | 5 | 01-05 | 2,368 | $7,968,000 | $3,365 | $3,365 | May 2025 | New Sale |
| WATTEN HOUSE | 11 | CCR | 3 | 01-05 | 1,539 | $5,011,000 | $3,256 | $3,256 | May 2025 | New Sale |
| WATTEN HOUSE | 11 | CCR | 4 | 01-05 | 1,851 | $6,268,000 | $3,386 | $3,386 | Apr 2025 | New Sale |
| WATTEN HOUSE | 11 | CCR | 3 | 01-05 | 1,539 | $4,990,000 | $3,242 | $3,242 | Apr 2025 | New Sale |
| WATTEN HOUSE | 11 | CCR | 3 | 01-05 | 1,539 | $5,053,000 | $3,283 | $3,283 | Mar 2025 | New Sale |
| WATTEN HOUSE | 11 | CCR | 4 | 01-05 | 1,851 | $6,213,000 | $3,356 | $3,356 | Mar 2025 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.