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 MEZZO | 12 | RCR | 2 | 11-15 | 840 | $1,468,000 | $1,748 | $1,748 | Apr 2026 | Resale |
| THE MEZZO | 12 | RCR | 1 | 16-20 | 560 | $900,000 | $1,608 | $1,608 | Mar 2026 | Resale |
| THE MEZZO | 12 | RCR | 2 | 16-20 | 840 | $1,420,000 | $1,691 | $1,691 | Jan 2026 | Resale |
| THE MEZZO | 12 | RCR | 2 | 21-25 | 840 | $1,540,000 | $1,834 | $1,834 | Dec 2025 | Resale |
| THE MEZZO | 12 | RCR | 2 | 26-30 | 1,625 | $1,700,000 | $1,046 | $1,046 | Aug 2025 | Resale |
| THE MEZZO | 12 | RCR | 2 | 21-25 | 840 | $1,500,000 | $1,787 | $1,787 | Apr 2025 | Resale |
| THE MEZZO | 12 | RCR | 2 | 16-20 | 840 | $1,388,888 | $1,654 | $1,654 | Mar 2025 | Resale |
| THE MEZZO | 12 | RCR | 2 | 26-30 | 840 | $1,400,000 | $1,667 | $1,667 | Oct 2024 | Resale |
| THE MEZZO | 12 | RCR | 2 | 21-25 | 840 | $1,428,888 | $1,702 | $1,702 | Oct 2024 | Resale |
| THE MEZZO | 12 | RCR | 1 | 06-10 | 560 | $860,000 | $1,536 | $1,536 | Jun 2024 | Resale |
| THE MEZZO | 12 | RCR | 2 | 11-15 | 840 | $1,375,800 | $1,639 | $1,639 | Apr 2024 | Resale |
| THE MEZZO | 12 | RCR | 2 | 21-25 | 840 | $1,400,000 | $1,667 | $1,667 | Apr 2024 | Resale |
| THE MEZZO | 12 | RCR | 1 | 16-20 | 560 | $920,000 | $1,644 | $1,644 | Feb 2024 | Resale |
| THE MEZZO | 12 | RCR | 1 | 16-20 | 560 | $885,000 | $1,581 | $1,581 | Feb 2024 | Resale |
| THE MEZZO | 12 | RCR | 1 | 21-25 | 560 | $898,000 | $1,604 | $1,604 | Nov 2023 | Resale |
| THE MEZZO | 12 | RCR | 2 | 06-10 | 840 | $1,350,000 | $1,608 | $1,608 | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.