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 |
|---|---|---|---|---|---|---|---|---|---|---|
| THE M | 7 | CCR | 1 | 01-05 | 420 | $908,000 | $2,163 | $2,397 | Mar 2026 | Resale |
| THE M | 7 | CCR | 2 | 06-10 | 614 | $1,645,000 | $2,681 | $2,971 | Feb 2026 | Resale |
| THE M | 7 | CCR | 2 | 16-20 | 635 | $1,645,000 | $2,590 | $2,870 | Jan 2026 | Resale |
| THE M | 7 | CCR | 2 | 01-05 | 721 | $1,800,000 | $2,496 | $2,766 | Dec 2025 | Resale |
| THE M | 7 | CCR | 2 | 06-10 | 743 | $1,980,000 | $2,666 | $2,954 | Nov 2025 | Resale |
| THE M | 7 | CCR | 1 | 01-05 | 441 | $1,105,888 | $2,506 | $2,777 | Oct 2025 | Resale |
| THE M | 7 | CCR | 2 | 06-10 | 721 | $1,930,000 | $2,676 | $2,965 | Oct 2025 | Resale |
| THE M | 7 | CCR | 2 | 11-15 | 743 | $2,150,000 | $2,895 | $3,208 | Aug 2025 | Resale |
| THE M | 7 | CCR | 1 | 01-05 | 463 | $1,125,000 | $2,431 | $2,694 | Aug 2025 | Resale |
| THE M | 7 | CCR | 2 | 11-15 | 635 | $1,580,000 | $2,488 | $2,757 | Jul 2025 | Resale |
| THE M | 7 | CCR | 2 | 01-05 | 753 | $2,050,000 | $2,721 | $3,015 | Jun 2025 | Resale |
| THE M | 7 | CCR | 2 | 11-15 | 743 | $2,000,000 | $2,693 | $2,984 | May 2025 | Resale |
| THE M | 7 | CCR | 1 | 01-05 | 409 | $1,080,000 | $2,640 | $2,925 | May 2025 | Resale |
| THE M | 7 | CCR | 2 | 11-15 | 764 | $2,088,000 | $2,732 | $3,027 | May 2025 | Resale |
| THE M | 7 | CCR | 1 | 01-05 | 527 | $1,250,000 | $2,370 | $2,626 | Apr 2025 | Resale |
| THE M | 7 | CCR | 1 | 01-05 | 452 | $1,130,000 | $2,500 | $2,770 | Apr 2025 | Resale |
| THE M | 7 | CCR | 1 | 01-05 | 495 | $1,200,000 | $2,424 | $2,686 | Feb 2025 | Resale |
| THE M | 7 | CCR | 1 | 01-05 | 452 | $1,250,000 | $2,765 | $3,064 | Feb 2025 | Resale |
| THE M | 7 | CCR | 1 | 01-05 | 452 | $1,188,000 | $2,628 | $2,912 | Dec 2024 | Resale |
| THE M | 7 | CCR | 2 | 11-15 | 592 | $1,680,000 | $2,838 | $3,145 | Dec 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.