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 MERASAGA | 10 | CCR | 3* | 06-10 | 958 | $2,075,000 | $2,166 | $2,767 | Apr 2026 | Resale |
| THE MERASAGA | 10 | CCR | 3* | 01-05 | 947 | $2,020,000 | $2,133 | $2,725 | Dec 2025 | Resale |
| THE MERASAGA | 10 | CCR | 4* | 01-05 | 1,399 | $2,730,000 | $1,951 | $2,492 | Oct 2025 | Resale |
| THE MERASAGA | 10 | CCR | 4* | 01-05 | 1,356 | $2,750,000 | $2,028 | $2,591 | Oct 2025 | Resale |
| THE MERASAGA | 10 | CCR | 3* | 06-10 | 958 | $2,050,000 | $2,140 | $2,734 | Oct 2024 | Resale |
| THE MERASAGA | 10 | CCR | 4* | 06-10 | 1,378 | $2,700,000 | $1,960 | $2,504 | Jul 2024 | Resale |
| THE MERASAGA | 10 | CCR | 4* | 01-05 | 1,356 | $2,750,000 | $2,028 | $2,591 | Feb 2024 | Resale |
| THE MERASAGA | 10 | CCR | 3* | 01-05 | 947 | $1,800,000 | $1,900 | $2,427 | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.