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 |
|---|---|---|---|---|---|---|---|---|---|---|
| OPTIMA @ TANAH MERAH | 16 | OCR | 2 | 06-10 | 861 | $1,300,000 | $1,510 | $1,739 | Jan 2026 | Resale |
| OPTIMA @ TANAH MERAH | 16 | OCR | 2 | 06-10 | 990 | $1,535,000 | $1,550 | $1,785 | Jan 2026 | Resale |
| OPTIMA @ TANAH MERAH | 16 | OCR | 2 | 06-10 | 840 | $1,280,000 | $1,525 | $1,757 | Nov 2025 | Resale |
| OPTIMA @ TANAH MERAH | 16 | OCR | 2 | 06-10 | 1,001 | $1,540,000 | $1,538 | $1,772 | Oct 2025 | Resale |
| OPTIMA @ TANAH MERAH | 16 | OCR | 2 | 01-05 | 861 | $1,280,000 | $1,486 | $1,712 | Aug 2025 | Resale |
| OPTIMA @ TANAH MERAH | 16 | OCR | 4 | 11-15 | 2,960 | $3,600,000 | $1,216 | $1,401 | Jun 2025 | Resale |
| OPTIMA @ TANAH MERAH | 16 | OCR | 3 | 01-05 | 1,884 | $2,400,000 | $1,274 | $1,468 | Jun 2025 | Resale |
| OPTIMA @ TANAH MERAH | 16 | OCR | 4 | 01-05 | 1,432 | $2,250,000 | $1,572 | $1,811 | May 2025 | Resale |
| OPTIMA @ TANAH MERAH | 16 | OCR | 2 | 01-05 | 872 | $1,310,000 | $1,503 | $1,731 | May 2025 | Resale |
| OPTIMA @ TANAH MERAH | 16 | OCR | 2 | 06-10 | 969 | $1,430,000 | $1,476 | $1,700 | Mar 2025 | Resale |
| OPTIMA @ TANAH MERAH | 16 | OCR | 3 | 01-05 | 1,884 | $2,430,000 | $1,290 | $1,486 | Mar 2025 | Resale |
| OPTIMA @ TANAH MERAH | 16 | OCR | 2 | 06-10 | 1,098 | $1,610,000 | $1,466 | $1,689 | Dec 2024 | Resale |
| OPTIMA @ TANAH MERAH | 16 | OCR | 2 | 06-10 | 840 | $1,188,000 | $1,415 | $1,630 | Nov 2024 | Resale |
| OPTIMA @ TANAH MERAH | 16 | OCR | 3 | 01-05 | 1,259 | $2,100,000 | $1,667 | $1,920 | Oct 2024 | Resale |
| OPTIMA @ TANAH MERAH | 16 | OCR | 2 | 06-10 | 700 | $1,046,000 | $1,495 | $1,722 | Oct 2024 | Resale |
| OPTIMA @ TANAH MERAH | 16 | OCR | 2 | 06-10 | 840 | $1,230,000 | $1,465 | $1,688 | Sep 2024 | Resale |
| OPTIMA @ TANAH MERAH | 16 | OCR | 2 | 11-15 | 700 | $1,020,000 | $1,458 | $1,680 | Aug 2024 | Resale |
| OPTIMA @ TANAH MERAH | 16 | OCR | 2 | 01-05 | 1,098 | $1,410,000 | $1,284 | $1,479 | Jun 2024 | Resale |
| OPTIMA @ TANAH MERAH | 16 | OCR | 2 | 01-05 | 947 | $1,470,000 | $1,552 | $1,788 | Jun 2024 | Resale |
| OPTIMA @ TANAH MERAH | 16 | OCR | 2 | 01-05 | 1,119 | $1,380,000 | $1,233 | $1,420 | May 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.