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 |
|---|---|---|---|---|---|---|---|---|---|---|
| MERA SPRINGS | 8 | RCR | 4* | 06-10 | 1,292 | $2,500,000 | $1,935 | $1,935 | Feb 2026 | Resale |
| MERA SPRINGS | 8 | RCR | 4* | 11-15 | 1,292 | $2,700,000 | $2,090 | $2,090 | Feb 2025 | Resale |
| MERA SPRINGS | 8 | RCR | 3* | 06-10 | 1,227 | $2,460,000 | $2,005 | $2,005 | May 2024 | Resale |
| MERA SPRINGS | 8 | RCR | 4* | 01-05 | 1,292 | $2,500,888 | $1,936 | $1,936 | Apr 2024 | Resale |
| MERA SPRINGS | 8 | RCR | 4* | 06-10 | 1,292 | $2,580,000 | $1,997 | $1,997 | Nov 2023 | Resale |
| MERA SPRINGS | 8 | RCR | 4* | 01-05 | 1,550 | $2,840,000 | $1,832 | $1,832 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.