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 METZ | 9 | CCR | 2 | 01-05 | 1,023 | $2,650,000 | $2,592 | $2,592 | Feb 2026 | Resale |
| THE METZ | 9 | CCR | 1 | 06-10 | 570 | $1,420,000 | $2,489 | $2,489 | Dec 2025 | Resale |
| THE METZ | 9 | CCR | 2 | 11-15 | 1,023 | $2,800,000 | $2,738 | $2,738 | Nov 2025 | Resale |
| THE METZ | 9 | CCR | 1 | 11-15 | 570 | $1,515,000 | $2,656 | $2,656 | Aug 2025 | Resale |
| THE METZ | 9 | CCR | 1 | 11-15 | 581 | $1,480,000 | $2,546 | $2,546 | Apr 2025 | Resale |
| THE METZ | 9 | CCR | 1 | 16-20 | 581 | $1,680,000 | $2,890 | $2,890 | Mar 2025 | Resale |
| THE METZ | 9 | CCR | 1 | 01-05 | 581 | $1,520,000 | $2,615 | $2,615 | Dec 2024 | Resale |
| THE METZ | 9 | CCR | 1 | 06-10 | 570 | $1,490,000 | $2,612 | $2,612 | Oct 2024 | Resale |
| THE METZ | 9 | CCR | 2 | 06-10 | 1,023 | $2,700,000 | $2,640 | $2,640 | Jun 2024 | Resale |
| THE METZ | 9 | CCR | 2 | 16-20 | 1,066 | $2,680,000 | $2,515 | $2,515 | May 2024 | Resale |
| THE METZ | 9 | CCR | 1 | 26-30 | 581 | $1,500,000 | $2,581 | $2,581 | May 2024 | Resale |
| THE METZ | 9 | CCR | 2 | 06-10 | 1,066 | $2,750,000 | $2,581 | $2,581 | May 2024 | Resale |
| THE METZ | 9 | CCR | 1 | 11-15 | 581 | $1,400,000 | $2,409 | $2,409 | Nov 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.