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 |
|---|---|---|---|---|---|---|---|---|---|---|
| MELROSE PARK | 10 | CCR | 4 | 11-15 | 1,701 | $4,882,800 | $2,871 | $3,022 | Feb 2026 | Resale |
| MELROSE PARK | 10 | CCR | 3 | 06-10 | 1,345 | $3,530,000 | $2,624 | $2,762 | Jun 2025 | Resale |
| MELROSE PARK | 10 | CCR | 4 | 01-05 | 1,701 | $4,500,000 | $2,646 | $2,785 | Mar 2025 | Resale |
| MELROSE PARK | 10 | CCR | 4 | 01-05 | 1,701 | $4,300,000 | $2,528 | $2,661 | Mar 2025 | Resale |
| MELROSE PARK | 10 | CCR | 3 | 06-10 | 1,292 | $3,300,000 | $2,555 | $2,689 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.