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 |
|---|---|---|---|---|---|---|---|---|---|---|
| TANAMERA CREST | 16 | OCR | 3 | 11-15 | 1,195 | $1,488,000 | $1,245 | $1,498 | Mar 2026 | Resale |
| TANAMERA CREST | 16 | OCR | 3 | 11-15 | 1,195 | $1,440,000 | $1,205 | $1,450 | Mar 2026 | Resale |
| TANAMERA CREST | 16 | OCR | 3 | 01-05 | 1,184 | $1,350,000 | $1,140 | $1,371 | Nov 2025 | Resale |
| TANAMERA CREST | 16 | OCR | 3 | 01-05 | 1,163 | $1,390,000 | $1,196 | $1,439 | Oct 2025 | Resale |
| TANAMERA CREST | 16 | OCR | 2 | 11-15 | 1,001 | $1,160,000 | $1,159 | $1,394 | Sep 2025 | Resale |
| TANAMERA CREST | 16 | OCR | 3 | 11-15 | 1,206 | $1,400,000 | $1,161 | $1,397 | Jul 2025 | Resale |
| TANAMERA CREST | 16 | OCR | 3 | 01-05 | 1,216 | $1,460,000 | $1,200 | $1,444 | Jul 2025 | Resale |
| TANAMERA CREST | 16 | OCR | 3 | 06-10 | 1,163 | $1,288,888 | $1,109 | $1,334 | May 2025 | Resale |
| TANAMERA CREST | 16 | OCR | 2 | 11-15 | 861 | $1,120,000 | $1,301 | $1,565 | May 2025 | Resale |
| TANAMERA CREST | 16 | OCR | 3 | 11-15 | 1,206 | $1,470,000 | $1,219 | $1,466 | Apr 2025 | Resale |
| TANAMERA CREST | 16 | OCR | 4 | 11-15 | 1,991 | $2,300,000 | $1,155 | $1,389 | Mar 2025 | Resale |
| TANAMERA CREST | 16 | OCR | 3 | 11-15 | 1,206 | $1,420,000 | $1,178 | $1,417 | Nov 2024 | Resale |
| TANAMERA CREST | 16 | OCR | 3 | 06-10 | 1,163 | $1,350,000 | $1,161 | $1,397 | Oct 2024 | Resale |
| TANAMERA CREST | 16 | OCR | 2 | 01-05 | 872 | $1,200,000 | $1,376 | $1,655 | Sep 2024 | Resale |
| TANAMERA CREST | 16 | OCR | 3 | 06-10 | 1,206 | $1,399,000 | $1,160 | $1,395 | Sep 2024 | Resale |
| TANAMERA CREST | 16 | OCR | 3 | 06-10 | 1,173 | $1,300,000 | $1,108 | $1,333 | Sep 2024 | Resale |
| TANAMERA CREST | 16 | OCR | 3 | 11-15 | 1,173 | $1,240,000 | $1,057 | $1,272 | Jun 2024 | Resale |
| TANAMERA CREST | 16 | OCR | 3 | 11-15 | 1,195 | $1,440,000 | $1,205 | $1,450 | Apr 2024 | Resale |
| TANAMERA CREST | 16 | OCR | 2 | 01-05 | 861 | $1,025,000 | $1,190 | $1,432 | Mar 2024 | Resale |
| TANAMERA CREST | 16 | OCR | 3 | 06-10 | 1,206 | $1,358,000 | $1,126 | $1,355 | Mar 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.