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 |
|---|---|---|---|---|---|---|---|---|---|---|
| TANAH MERAH GREEN | 16 | OCR | 5* | - | 2,229 | $3,558,000 | $1,596 | $1,953 | Jan 2026 | Resale |
| TANAH MERAH GREEN | 16 | OCR | 5* | - | 1,640 | $2,943,888 | $1,795 | $2,197 | Jun 2025 | Resale |
| TANAH MERAH GREEN | 16 | OCR | 5* | - | 4,252 | $3,880,000 | $913 | $1,118 | Feb 2025 | Resale |
| TANAH MERAH GREEN | 16 | OCR | 5* | - | 1,682 | $2,800,000 | $1,664 | $2,037 | Feb 2025 | Resale |
| TANAH MERAH GREEN | 16 | OCR | 5* | - | 1,739 | $2,650,000 | $1,523 | $1,864 | Mar 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.