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 |
|---|---|---|---|---|---|---|---|---|---|---|
| EAST MEADOWS | 16 | OCR | 3 | 06-10 | 1,195 | $1,540,000 | $1,289 | $1,569 | May 2026 | Resale |
| EAST MEADOWS | 16 | OCR | 3 | 01-05 | 1,464 | $2,050,000 | $1,400 | $1,704 | Apr 2026 | Resale |
| EAST MEADOWS | 16 | OCR | 3 | 01-05 | 1,249 | $1,422,000 | $1,139 | $1,386 | Apr 2026 | Resale |
| EAST MEADOWS | 16 | OCR | 3 | 06-10 | 1,238 | $1,660,000 | $1,341 | $1,632 | Apr 2026 | Resale |
| EAST MEADOWS | 16 | OCR | 3 | 01-05 | 1,195 | $1,440,000 | $1,205 | $1,466 | Mar 2026 | Resale |
| EAST MEADOWS | 16 | OCR | 3 | 01-05 | 1,356 | $1,760,000 | $1,298 | $1,580 | Feb 2026 | Resale |
| EAST MEADOWS | 16 | OCR | 2 | 01-05 | 947 | $1,128,000 | $1,191 | $1,449 | Jan 2026 | Resale |
| EAST MEADOWS | 16 | OCR | 3 | 01-05 | 1,195 | $1,430,000 | $1,197 | $1,457 | Jan 2026 | Resale |
| EAST MEADOWS | 16 | OCR | 3 | 06-10 | 1,216 | $1,638,000 | $1,347 | $1,639 | Nov 2025 | Resale |
| EAST MEADOWS | 16 | OCR | 3 | 11-15 | 1,195 | $1,460,000 | $1,222 | $1,487 | Oct 2025 | Resale |
| EAST MEADOWS | 16 | OCR | 3 | 01-05 | 1,292 | $1,530,000 | $1,185 | $1,442 | Aug 2025 | Resale |
| EAST MEADOWS | 16 | OCR | 3 | 01-05 | 1,238 | $1,675,000 | $1,353 | $1,646 | Jul 2025 | Resale |
| EAST MEADOWS | 16 | OCR | 3 | 11-15 | 1,238 | $1,600,000 | $1,293 | $1,573 | Jul 2025 | Resale |
| EAST MEADOWS | 16 | OCR | 3 | 06-10 | 1,216 | $1,600,000 | $1,315 | $1,600 | Jun 2025 | Resale |
| EAST MEADOWS | 16 | OCR | 3 | 06-10 | 1,216 | $1,540,000 | $1,266 | $1,541 | May 2025 | Resale |
| EAST MEADOWS | 16 | OCR | 3 | 11-15 | 1,227 | $1,680,000 | $1,369 | $1,666 | Apr 2025 | Resale |
| EAST MEADOWS | 16 | OCR | 3 | 11-15 | 1,195 | $1,520,000 | $1,272 | $1,548 | Jan 2025 | Resale |
| EAST MEADOWS | 16 | OCR | 3 | 11-15 | 1,227 | $1,590,000 | $1,296 | $1,577 | Dec 2024 | Resale |
| EAST MEADOWS | 16 | OCR | 3 | 11-15 | 1,378 | $1,780,000 | $1,292 | $1,572 | Nov 2024 | Resale |
| EAST MEADOWS | 16 | OCR | 3 | 06-10 | 1,216 | $1,600,000 | $1,315 | $1,600 | Oct 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.