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 |
|---|---|---|---|---|---|---|---|---|---|---|
| CASA MERAH | 16 | OCR | 3 | 06-10 | 1,227 | $1,900,000 | $1,548 | $1,801 | Apr 2026 | Resale |
| CASA MERAH | 16 | OCR | 4 | 01-05 | 1,550 | $2,380,000 | $1,535 | $1,785 | Mar 2026 | Resale |
| CASA MERAH | 16 | OCR | 3 | 06-10 | 1,249 | $1,970,000 | $1,578 | $1,835 | Mar 2026 | Resale |
| CASA MERAH | 16 | OCR | 2 | 01-05 | 947 | $1,430,000 | $1,510 | $1,756 | Mar 2026 | Resale |
| CASA MERAH | 16 | OCR | 3 | 01-05 | 1,216 | $1,800,000 | $1,480 | $1,721 | Feb 2026 | Resale |
| CASA MERAH | 16 | OCR | 3 | 01-05 | 1,227 | $1,880,000 | $1,532 | $1,782 | Feb 2026 | Resale |
| CASA MERAH | 16 | OCR | 4 | 11-15 | 2,196 | $2,750,000 | $1,252 | $1,456 | Jan 2026 | Resale |
| CASA MERAH | 16 | OCR | 3 | 11-15 | 1,259 | $1,957,745 | $1,555 | $1,809 | Dec 2025 | Resale |
| CASA MERAH | 16 | OCR | 3 | 01-05 | 1,227 | $1,860,000 | $1,516 | $1,763 | Nov 2025 | Resale |
| CASA MERAH | 16 | OCR | 2 | 01-05 | 947 | $1,370,000 | $1,446 | $1,682 | Nov 2025 | Resale |
| CASA MERAH | 16 | OCR | 3 | 11-15 | 1,259 | $1,930,000 | $1,533 | $1,783 | Oct 2025 | Resale |
| CASA MERAH | 16 | OCR | 3 | 11-15 | 1,259 | $1,960,000 | $1,556 | $1,810 | Aug 2025 | Resale |
| CASA MERAH | 16 | OCR | 3 | 06-10 | 1,249 | $1,920,000 | $1,538 | $1,789 | Aug 2025 | Resale |
| CASA MERAH | 16 | OCR | 3 | 11-15 | 1,238 | $2,050,000 | $1,656 | $1,926 | Aug 2025 | Resale |
| CASA MERAH | 16 | OCR | 2 | 01-05 | 947 | $1,320,000 | $1,394 | $1,621 | Jul 2025 | Resale |
| CASA MERAH | 16 | OCR | 2 | 11-15 | 990 | $1,488,000 | $1,503 | $1,748 | Jul 2025 | Resale |
| CASA MERAH | 16 | OCR | 3 | 06-10 | 1,238 | $1,900,000 | $1,535 | $1,785 | Jun 2025 | Resale |
| CASA MERAH | 16 | OCR | 2 | 06-10 | 947 | $1,358,000 | $1,434 | $1,668 | Apr 2025 | Resale |
| CASA MERAH | 16 | OCR | 3 | 01-05 | 1,378 | $1,972,888 | $1,432 | $1,666 | Apr 2025 | Resale |
| CASA MERAH | 16 | OCR | 3 | 06-10 | 1,345 | $2,119,000 | $1,575 | $1,832 | Apr 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.