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 |
|---|---|---|---|---|---|---|---|---|---|---|
| MERAPRIME | 3 | RCR | 4 | 06-10 | 1,313 | $3,020,000 | $2,300 | — | May 2026 | Resale |
| MERAPRIME | 3 | RCR | 4 | 31-35 | 1,313 | $2,830,000 | $2,155 | — | Feb 2026 | Resale |
| MERAPRIME | 3 | RCR | 3 | 16-20 | 1,098 | $2,350,000 | $2,140 | — | Aug 2025 | Resale |
| MERAPRIME | 3 | RCR | 3 | 21-25 | 1,098 | $2,288,888 | $2,085 | — | Jun 2025 | Resale |
| MERAPRIME | 3 | RCR | 3 | 11-15 | 1,173 | $2,388,000 | $2,035 | — | Apr 2025 | Resale |
| MERAPRIME | 3 | RCR | 4 | 26-30 | 1,313 | $2,700,000 | $2,056 | — | Feb 2025 | Resale |
| MERAPRIME | 3 | RCR | 3 | 01-05 | 1,173 | $2,308,000 | $1,967 | — | Dec 2024 | Resale |
| MERAPRIME | 3 | RCR | 3 | 16-20 | 1,119 | $2,268,000 | $2,026 | — | Dec 2024 | Resale |
| MERAPRIME | 3 | RCR | 4 | 16-20 | 1,313 | $2,626,000 | $2,000 | — | Oct 2024 | Resale |
| MERAPRIME | 3 | RCR | 4 | 21-25 | 1,313 | $2,580,000 | $1,965 | — | Sep 2024 | Resale |
| MERAPRIME | 3 | RCR | 3 | 21-25 | 1,119 | $2,330,000 | $2,081 | — | Apr 2024 | Resale |
| MERAPRIME | 3 | RCR | 2 | 21-25 | 840 | $1,808,000 | $2,153 | — | Dec 2023 | Resale |
| MERAPRIME | 3 | RCR | 3 | 21-25 | 1,119 | $2,300,000 | $2,055 | — | Nov 2023 | Resale |
| MERAPRIME | 3 | RCR | 3 | 16-20 | 1,098 | $2,160,000 | $1,967 | — | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.