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 |
|---|---|---|---|---|---|---|---|---|---|---|
| MERA GARDENS | 23 | OCR | 5* | - | 5,966 | $6,500,000 | $1,089 | — | Dec 2025 | Resale |
| MERA GARDENS | 23 | OCR | 5* | - | 1,657 | $2,800,000 | $1,690 | — | Jun 2025 | Resale |
| MERA GARDENS | 23 | OCR | 5* | - | 5,933 | $3,850,000 | $649 | — | Sep 2024 | Resale |
| MERA GARDENS | 23 | OCR | 5* | - | 1,612 | $2,750,000 | $1,705 | — | Mar 2024 | Resale |
| MERA GARDENS | 23 | OCR | 5* | - | 7,444 | $5,250,000 | $705 | — | Feb 2024 | Resale |
| MERA GARDENS | 23 | OCR | 5* | - | 1,871 | $2,750,000 | $1,470 | — | Nov 2023 | Resale |
| MERA GARDENS | 23 | OCR | 5* | - | 1,640 | $2,380,000 | $1,451 | — | Aug 2023 | Resale |
| MERA GARDENS | 23 | OCR | 5* | - | 5,966 | $4,000,000 | $670 | — | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.