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 |
|---|---|---|---|---|---|---|---|---|---|---|
| WHITEWATER | 18 | OCR | 3 | 11-15 | 1,141 | $1,338,000 | $1,173 | $1,395 | Mar 2026 | Resale |
| WHITEWATER | 18 | OCR | 3 | 11-15 | 1,130 | $1,300,000 | $1,150 | $1,368 | Jan 2026 | Resale |
| WHITEWATER | 18 | OCR | 3 | 01-05 | 1,152 | $1,260,000 | $1,094 | $1,301 | Jan 2026 | Resale |
| WHITEWATER | 18 | OCR | 3 | 06-10 | 1,206 | $1,320,000 | $1,095 | $1,302 | Jan 2026 | Resale |
| WHITEWATER | 18 | OCR | 3 | 01-05 | 1,141 | $1,270,000 | $1,113 | $1,324 | Dec 2025 | Resale |
| WHITEWATER | 18 | OCR | 3 | 11-15 | 1,195 | $1,270,000 | $1,063 | $1,264 | Nov 2025 | Resale |
| WHITEWATER | 18 | OCR | 3 | 01-05 | 1,281 | $1,445,000 | $1,128 | $1,342 | Nov 2025 | Resale |
| WHITEWATER | 18 | OCR | 3 | 06-10 | 1,206 | $1,380,000 | $1,145 | $1,362 | Oct 2025 | Resale |
| WHITEWATER | 18 | OCR | 3 | 01-05 | 1,141 | $1,300,000 | $1,139 | $1,355 | Sep 2025 | Resale |
| WHITEWATER | 18 | OCR | 3 | 11-15 | 1,152 | $1,300,000 | $1,129 | $1,343 | Sep 2025 | Resale |
| WHITEWATER | 18 | OCR | 3 | 11-15 | 1,195 | $1,320,000 | $1,105 | $1,314 | Aug 2025 | Resale |
| WHITEWATER | 18 | OCR | 3 | 11-15 | 1,130 | $1,268,000 | $1,122 | $1,335 | Jul 2025 | Resale |
| WHITEWATER | 18 | OCR | 3 | 06-10 | 1,152 | $1,285,000 | $1,116 | $1,327 | Jun 2025 | Resale |
| WHITEWATER | 18 | OCR | 3 | 06-10 | 1,141 | $1,380,000 | $1,209 | $1,438 | Jun 2025 | Resale |
| WHITEWATER | 18 | OCR | 3 | 06-10 | 1,141 | $1,270,000 | $1,113 | $1,324 | Jun 2025 | Resale |
| WHITEWATER | 18 | OCR | 3 | 01-05 | 1,281 | $1,380,000 | $1,077 | $1,281 | May 2025 | Resale |
| WHITEWATER | 18 | OCR | 3 | 01-05 | 1,259 | $1,378,000 | $1,094 | $1,301 | May 2025 | Resale |
| WHITEWATER | 18 | OCR | 3 | 06-10 | 1,195 | $1,275,000 | $1,067 | $1,269 | Apr 2025 | Resale |
| WHITEWATER | 18 | OCR | 3 | 11-15 | 1,195 | $1,378,888 | $1,154 | $1,373 | Mar 2025 | Resale |
| WHITEWATER | 18 | OCR | 3 | 11-15 | 1,152 | $1,315,000 | $1,142 | $1,358 | Mar 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.