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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ONE MEYER | 15 | RCR | 3 | 06-10 | 1,033 | $2,750,000 | $2,661 | $2,661 | Jan 2026 | Resale |
| ONE MEYER | 15 | RCR | 3 | 16-20 | 1,033 | $3,200,000 | $3,097 | $3,097 | Dec 2025 | Resale |
| ONE MEYER | 15 | RCR | 2 | 01-05 | 614 | $1,750,000 | $2,852 | $2,852 | Dec 2025 | Resale |
| ONE MEYER | 15 | RCR | 2 | 16-20 | 614 | $1,930,000 | $3,146 | $3,146 | Aug 2025 | Resale |
| ONE MEYER | 15 | RCR | 3 | 06-10 | 1,033 | $2,738,000 | $2,650 | $2,650 | May 2025 | Resale |
| ONE MEYER | 15 | RCR | 2 | 06-10 | 614 | $1,750,000 | $2,852 | $2,852 | Oct 2024 | Resale |
| ONE MEYER | 15 | RCR | 2 | 11-15 | 614 | $1,800,000 | $2,934 | $2,934 | Mar 2024 | Sub Sale |
| ONE MEYER | 15 | RCR | 3 | 16-20 | 926 | $2,715,000 | $2,933 | $2,933 | Dec 2023 | Sub Sale |
| ONE MEYER | 15 | RCR | 3 | 11-15 | 1,033 | $2,820,000 | $2,729 | $2,729 | Oct 2023 | Sub Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.