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 |
|---|---|---|---|---|---|---|---|---|---|---|
| MEADOWS @ PEIRCE | 26 | OCR | 2 | 01-05 | 915 | $1,590,000 | $1,738 | $1,738 | Apr 2026 | Resale |
| MEADOWS @ PEIRCE | 26 | OCR | 4 | 01-05 | 2,594 | $3,200,000 | $1,234 | $1,234 | Jan 2026 | Resale |
| MEADOWS @ PEIRCE | 26 | OCR | 1 | 06-10 | 635 | $1,080,000 | $1,701 | $1,701 | Dec 2025 | Resale |
| MEADOWS @ PEIRCE | 26 | OCR | 3 | 01-05 | 2,239 | $2,500,000 | $1,117 | $1,117 | Dec 2025 | Resale |
| MEADOWS @ PEIRCE | 26 | OCR | 4 | 01-05 | 1,851 | $3,250,000 | $1,755 | $1,755 | Nov 2025 | Resale |
| MEADOWS @ PEIRCE | 26 | OCR | 2 | 01-05 | 1,152 | $2,000,000 | $1,737 | $1,737 | Oct 2025 | Resale |
| MEADOWS @ PEIRCE | 26 | OCR | 3 | 01-05 | 1,410 | $2,500,000 | $1,773 | $1,773 | Jul 2025 | Resale |
| MEADOWS @ PEIRCE | 26 | OCR | 2 | 01-05 | 915 | $1,550,000 | $1,694 | $1,694 | Jul 2025 | Resale |
| MEADOWS @ PEIRCE | 26 | OCR | 3 | 01-05 | 1,216 | $2,098,000 | $1,725 | $1,725 | Jul 2025 | Resale |
| MEADOWS @ PEIRCE | 26 | OCR | 1 | 01-05 | 635 | $1,055,000 | $1,661 | $1,661 | Jun 2025 | Resale |
| MEADOWS @ PEIRCE | 26 | OCR | 3 | 01-05 | 2,239 | $2,428,000 | $1,084 | $1,084 | May 2025 | Resale |
| MEADOWS @ PEIRCE | 26 | OCR | 3 | 01-05 | 1,195 | $2,015,000 | $1,686 | $1,686 | Apr 2025 | Resale |
| MEADOWS @ PEIRCE | 26 | OCR | 3 | 01-05 | 1,518 | $2,690,000 | $1,772 | $1,772 | Mar 2025 | Resale |
| MEADOWS @ PEIRCE | 26 | OCR | 3 | 01-05 | 1,195 | $1,988,888 | $1,665 | $1,665 | Feb 2025 | Resale |
| MEADOWS @ PEIRCE | 26 | OCR | 3 | 01-05 | 1,518 | $2,670,000 | $1,759 | $1,759 | Dec 2024 | Resale |
| MEADOWS @ PEIRCE | 26 | OCR | 3 | 01-05 | 1,270 | $2,130,000 | $1,677 | $1,677 | Nov 2024 | Resale |
| MEADOWS @ PEIRCE | 26 | OCR | 1 | 01-05 | 635 | $970,000 | $1,527 | $1,527 | Nov 2024 | Resale |
| MEADOWS @ PEIRCE | 26 | OCR | 2 | 01-05 | 1,238 | $1,840,000 | $1,486 | $1,486 | Oct 2024 | Resale |
| MEADOWS @ PEIRCE | 26 | OCR | 3 | 01-05 | 1,270 | $2,108,888 | $1,660 | $1,660 | Oct 2024 | Resale |
| MEADOWS @ PEIRCE | 26 | OCR | 3 | 01-05 | 1,270 | $2,040,000 | $1,606 | $1,606 | Sep 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.