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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| MEADOWLODGE | 21 | RCR | 3 | 01-05 | 1,432 | $2,000,000 | $1,397 | — | Oct 2025 | Resale |
| MEADOWLODGE | 21 | RCR | 3 | 01-05 | 1,206 | $1,950,000 | $1,618 | — | Oct 2025 | Resale |
| MEADOWLODGE | 21 | RCR | 3 | 01-05 | 1,206 | $1,840,000 | $1,526 | — | Apr 2025 | Resale |
| MEADOWLODGE | 21 | RCR | 4 | 01-05 | 1,399 | $2,100,000 | $1,501 | — | Mar 2025 | Resale |
| MEADOWLODGE | 21 | RCR | 3 | 01-05 | 1,335 | $1,935,000 | $1,450 | — | Jan 2025 | Resale |
| MEADOWLODGE | 21 | RCR | 4 | 01-05 | 1,399 | $2,080,000 | $1,486 | — | Nov 2024 | Resale |
| MEADOWLODGE | 21 | RCR | 3 | 01-05 | 1,345 | $1,970,000 | $1,464 | — | Aug 2024 | Resale |
| MEADOWLODGE | 21 | RCR | 3 | 01-05 | 1,345 | $2,122,000 | $1,577 | — | Jul 2024 | Resale |
| MEADOWLODGE | 21 | RCR | 3 | 01-05 | 1,410 | $2,060,000 | $1,461 | — | Feb 2024 | Resale |
| MEADOWLODGE | 21 | RCR | 3 | 01-05 | 1,464 | $2,030,000 | $1,387 | — | Oct 2023 | Resale |
| MEADOWLODGE | 21 | RCR | 3 | 01-05 | 1,410 | $1,920,000 | $1,362 | — | Sep 2023 | Resale |
| MEADOWLODGE | 21 | RCR | 3 | 01-05 | 1,410 | $2,020,000 | $1,433 | — | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.