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 |
|---|---|---|---|---|---|---|---|---|---|---|
| MERAWOODS | 23 | OCR | 5* | 01-05 | 2,045 | $3,080,000 | $1,506 | $1,585 | Feb 2026 | Resale |
| MERAWOODS | 23 | OCR | 4* | 06-10 | 1,421 | $2,220,000 | $1,562 | $1,644 | Dec 2025 | Resale |
| MERAWOODS | 23 | OCR | 4* | 01-05 | 1,345 | $2,095,000 | $1,557 | $1,639 | Nov 2025 | Resale |
| MERAWOODS | 23 | OCR | 3* | 01-05 | 1,001 | $1,455,000 | $1,453 | $1,529 | Nov 2025 | Resale |
| MERAWOODS | 23 | OCR | 3* | 06-10 | 1,001 | $1,498,888 | $1,497 | $1,576 | Oct 2025 | Resale |
| MERAWOODS | 23 | OCR | 4* | 06-10 | 1,345 | $2,028,000 | $1,507 | $1,586 | Oct 2025 | Resale |
| MERAWOODS | 23 | OCR | 5* | 06-10 | 1,938 | $3,078,000 | $1,589 | $1,673 | Oct 2025 | Resale |
| MERAWOODS | 23 | OCR | 5* | 06-10 | 2,002 | $2,850,000 | $1,424 | $1,499 | Jul 2025 | Resale |
| MERAWOODS | 23 | OCR | 4* | 06-10 | 1,421 | $2,150,000 | $1,513 | $1,593 | Jul 2025 | Resale |
| MERAWOODS | 23 | OCR | 3* | 06-10 | 1,001 | $1,450,000 | $1,448 | $1,524 | Nov 2024 | Resale |
| MERAWOODS | 23 | OCR | 4* | 01-05 | 1,345 | $1,980,000 | $1,472 | $1,549 | Oct 2024 | Resale |
| MERAWOODS | 23 | OCR | 5* | 01-05 | 2,357 | $3,238,000 | $1,374 | $1,446 | Oct 2024 | Resale |
| MERAWOODS | 23 | OCR | 5* | 06-10 | 1,938 | $2,830,000 | $1,461 | $1,538 | May 2024 | Resale |
| MERAWOODS | 23 | OCR | 4* | 01-05 | 1,345 | $1,880,000 | $1,397 | $1,471 | Mar 2024 | Resale |
| MERAWOODS | 23 | OCR | 3* | 01-05 | 1,001 | $1,445,000 | $1,443 | $1,519 | Nov 2023 | Resale |
| MERAWOODS | 23 | OCR | 3* | 06-10 | 1,001 | $1,430,000 | $1,429 | $1,504 | Oct 2023 | Resale |
| MERAWOODS | 23 | OCR | 4* | 06-10 | 1,345 | $1,945,000 | $1,446 | $1,522 | Sep 2023 | Resale |
| MERAWOODS | 23 | OCR | 4* | 06-10 | 1,345 | $1,813,000 | $1,347 | $1,418 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.