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 TERRACE | 16 | OCR | 5* | - | 1,615 | $4,108,888 | $2,545 | $2,545 | Apr 2026 | Resale |
| MERA TERRACE | 16 | OCR | 5* | - | 1,615 | $4,168,000 | $2,581 | $2,581 | Dec 2025 | Resale |
| MERA TERRACE | 16 | OCR | 5* | - | 1,615 | $4,100,000 | $2,539 | $2,539 | Jun 2025 | Resale |
| MERA TERRACE | 16 | OCR | 5* | - | 1,615 | $3,890,000 | $2,409 | $2,409 | Nov 2024 | Resale |
| MERA TERRACE | 16 | OCR | 5* | - | 1,615 | $3,680,000 | $2,279 | $2,279 | Sep 2024 | Resale |
| MERA TERRACE | 16 | OCR | 5* | - | 1,615 | $3,855,000 | $2,388 | $2,388 | Apr 2024 | Resale |
| MERA TERRACE | 16 | OCR | 5* | - | 1,615 | $3,888,000 | $2,408 | $2,408 | Mar 2024 | Resale |
| MERA TERRACE | 16 | OCR | 5* | - | 1,615 | $3,500,000 | $2,168 | $2,168 | Jan 2024 | Resale |
| MERA TERRACE | 16 | OCR | 5* | - | 1,615 | $3,880,000 | $2,403 | $2,403 | Dec 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.