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 |
|---|---|---|---|---|---|---|---|---|---|---|
| MYRA | 13 | RCR | 4 | 11-15 | 1,313 | $3,185,000 | $2,425 | $2,425 | Jan 2026 | Resale |
| MYRA | 13 | RCR | 2 | 01-05 | 678 | $1,650,000 | $2,433 | $2,433 | Sep 2025 | Resale |
| MYRA | 13 | RCR | 1 | 06-10 | 474 | $1,150,000 | $2,428 | $2,428 | Aug 2025 | Resale |
| MYRA | 13 | RCR | 4 | 11-15 | 1,313 | $3,200,000 | $2,437 | $2,437 | Apr 2025 | Resale |
| MYRA | 13 | RCR | 4 | 11-15 | 1,324 | $2,118,400 | $1,600 | $1,600 | Oct 2023 | New Sale |
| MYRA | 13 | RCR | 4 | 06-10 | 1,324 | $2,990,000 | $2,258 | $2,258 | Oct 2023 | New Sale |
| MYRA | 13 | RCR | 3 | 11-15 | 872 | $1,395,200 | $1,600 | $1,600 | Oct 2023 | New Sale |
| MYRA | 13 | RCR | 3 | 01-05 | 872 | $1,980,000 | $2,271 | $2,271 | Oct 2023 | New Sale |
| MYRA | 13 | RCR | 4 | 06-10 | 1,324 | $2,950,000 | $2,228 | $2,228 | Sep 2023 | New Sale |
| MYRA | 13 | RCR | 2 | 01-05 | 667 | $1,658,000 | $2,484 | $2,484 | Jul 2023 | New Sale |
| MYRA | 13 | RCR | 2 | 06-10 | 667 | $1,780,000 | $2,667 | $2,667 | Jul 2023 | New Sale |
| MYRA | 13 | RCR | 2 | 11-15 | 667 | $1,810,000 | $2,712 | $2,712 | Jul 2023 | New Sale |
| MYRA | 13 | RCR | 2 | 01-05 | 667 | $1,698,000 | $2,544 | $2,544 | Jul 2023 | New Sale |
| MYRA | 13 | RCR | 4 | 11-15 | 1,324 | $2,998,000 | $2,264 | $2,264 | Jun 2023 | New Sale |
| MYRA | 13 | RCR | 4 | 06-10 | 1,324 | $2,980,000 | $2,251 | $2,251 | Jun 2023 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.