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 |
|---|---|---|---|---|---|---|---|---|---|---|
| MELVILLE PARK | 18 | OCR | 3* | 01-05 | 1,001 | $968,000 | $967 | $1,226 | May 2026 | Resale |
| MELVILLE PARK | 18 | OCR | 3* | 01-05 | 990 | $967,700 | $977 | $1,239 | Apr 2026 | Resale |
| MELVILLE PARK | 18 | OCR | 3* | 06-10 | 958 | $981,000 | $1,024 | $1,299 | Apr 2026 | Resale |
| MELVILLE PARK | 18 | OCR | 4* | 01-05 | 1,302 | $1,250,000 | $960 | $1,218 | Apr 2026 | Resale |
| MELVILLE PARK | 18 | OCR | 3* | 06-10 | 958 | $935,000 | $976 | $1,238 | Apr 2026 | Resale |
| MELVILLE PARK | 18 | OCR | 3* | 01-05 | 1,163 | $1,115,000 | $959 | $1,216 | Apr 2026 | Resale |
| MELVILLE PARK | 18 | OCR | 4* | 01-05 | 1,345 | $1,300,000 | $966 | $1,225 | Mar 2026 | Resale |
| MELVILLE PARK | 18 | OCR | 3* | 01-05 | 1,206 | $1,200,000 | $995 | $1,262 | Mar 2026 | Resale |
| MELVILLE PARK | 18 | OCR | 3* | 06-10 | 936 | $895,000 | $956 | $1,212 | Mar 2026 | Resale |
| MELVILLE PARK | 18 | OCR | 4* | 01-05 | 1,475 | $1,500,000 | $1,017 | $1,290 | Feb 2026 | Resale |
| MELVILLE PARK | 18 | OCR | 3* | 01-05 | 1,087 | $978,000 | $900 | $1,141 | Feb 2026 | Resale |
| MELVILLE PARK | 18 | OCR | 3* | 06-10 | 990 | $927,000 | $936 | $1,187 | Jan 2026 | Resale |
| MELVILLE PARK | 18 | OCR | 3* | 06-10 | 936 | $888,000 | $948 | $1,202 | Jan 2026 | Resale |
| MELVILLE PARK | 18 | OCR | 4* | 06-10 | 1,453 | $1,500,000 | $1,032 | $1,309 | Jan 2026 | Resale |
| MELVILLE PARK | 18 | OCR | 4* | 01-05 | 1,475 | $1,435,000 | $973 | $1,234 | Jan 2026 | Resale |
| MELVILLE PARK | 18 | OCR | 3* | 01-05 | 936 | $900,000 | $961 | $1,219 | Jan 2026 | Resale |
| MELVILLE PARK | 18 | OCR | 4* | 06-10 | 1,561 | $1,480,000 | $948 | $1,202 | Jan 2026 | Resale |
| MELVILLE PARK | 18 | OCR | 4* | 01-05 | 1,345 | $1,280,000 | $951 | $1,206 | Dec 2025 | Resale |
| MELVILLE PARK | 18 | OCR | 4* | 11-15 | 1,453 | $1,480,000 | $1,018 | $1,291 | Dec 2025 | Resale |
| MELVILLE PARK | 18 | OCR | 3* | 06-10 | 1,044 | $965,000 | $924 | $1,172 | Dec 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.