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 MANSION | 16 | OCR | 4* | 01-05 | 1,324 | $1,560,000 | $1,178 | $1,178 | Jan 2026 | Resale |
| TANAH MERAH MANSION | 16 | OCR | 3* | 01-05 | 1,195 | $1,380,000 | $1,155 | $1,155 | Jul 2025 | Resale |
| TANAH MERAH MANSION | 16 | OCR | 3* | 01-05 | 969 | $1,100,000 | $1,135 | $1,135 | Feb 2025 | Resale |
| TANAH MERAH MANSION | 16 | OCR | 3* | 01-05 | 904 | $1,000,000 | $1,106 | $1,106 | Aug 2024 | Resale |
| TANAH MERAH MANSION | 16 | OCR | 3* | 01-05 | 1,044 | $1,260,000 | $1,207 | $1,207 | Apr 2024 | Resale |
| TANAH MERAH MANSION | 16 | OCR | 4* | 01-05 | 1,281 | $1,480,000 | $1,155 | $1,155 | Feb 2024 | Resale |
| TANAH MERAH MANSION | 16 | OCR | 3* | 01-05 | 904 | $1,138,000 | $1,259 | $1,259 | Jan 2024 | Resale |
| TANAH MERAH MANSION | 16 | OCR | 5* | 01-05 | 3,574 | $3,188,880 | $892 | $892 | Jul 2023 | Resale |
| TANAH MERAH MANSION | 16 | OCR | 2* | 01-05 | 872 | $1,238,000 | $1,420 | $1,420 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.