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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| THE TANAMERA | 16 | OCR | 3 | 16-20 | 1,518 | $1,890,000 | $1,245 | — | May 2026 | Resale |
| THE TANAMERA | 16 | OCR | 3 | 16-20 | 1,324 | $1,680,000 | $1,269 | — | Jan 2026 | Resale |
| THE TANAMERA | 16 | OCR | 2 | 01-05 | 947 | $1,170,000 | $1,235 | — | Dec 2025 | Resale |
| THE TANAMERA | 16 | OCR | 3 | 16-20 | 1,324 | $1,590,000 | $1,201 | — | Aug 2025 | Resale |
| THE TANAMERA | 16 | OCR | 2 | 01-05 | 958 | $1,150,000 | $1,200 | — | Aug 2025 | Resale |
| THE TANAMERA | 16 | OCR | 3 | 16-20 | 1,324 | $1,660,888 | $1,254 | — | Aug 2025 | Resale |
| THE TANAMERA | 16 | OCR | 2 | 01-05 | 958 | $1,180,000 | $1,232 | — | Aug 2025 | Resale |
| THE TANAMERA | 16 | OCR | 2 | 01-05 | 958 | $1,100,000 | $1,148 | — | Jul 2025 | Resale |
| THE TANAMERA | 16 | OCR | 3 | 11-15 | 1,324 | $1,565,000 | $1,182 | — | Jun 2025 | Resale |
| THE TANAMERA | 16 | OCR | 3 | 06-10 | 1,518 | $1,800,000 | $1,186 | — | Apr 2025 | Resale |
| THE TANAMERA | 16 | OCR | 3 | 11-15 | 1,518 | $1,800,000 | $1,186 | — | Mar 2025 | Resale |
| THE TANAMERA | 16 | OCR | 2 | 01-05 | 947 | $1,195,000 | $1,262 | — | Feb 2025 | Resale |
| THE TANAMERA | 16 | OCR | 2 | 01-05 | 947 | $1,100,000 | $1,161 | — | Oct 2024 | Resale |
| THE TANAMERA | 16 | OCR | 2 | 01-05 | 958 | $1,100,000 | $1,148 | — | Oct 2024 | Resale |
| THE TANAMERA | 16 | OCR | 3 | 11-15 | 1,324 | $1,493,000 | $1,128 | — | Aug 2024 | Resale |
| THE TANAMERA | 16 | OCR | 3 | 11-15 | 1,324 | $1,581,218 | $1,194 | — | Aug 2024 | Resale |
| THE TANAMERA | 16 | OCR | 3 | 11-15 | 1,518 | $1,780,000 | $1,173 | — | Aug 2024 | Resale |
| THE TANAMERA | 16 | OCR | 2 | 01-05 | 947 | $1,180,000 | $1,246 | — | Jul 2024 | Resale |
| THE TANAMERA | 16 | OCR | 3 | 16-20 | 1,324 | $1,700,000 | $1,284 | — | Jul 2024 | Resale |
| THE TANAMERA | 16 | OCR | 3 | 06-10 | 1,324 | $1,510,000 | $1,141 | — | Jun 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.