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 |
|---|---|---|---|---|---|---|---|---|---|---|
| YEW MEI GREEN | 23 | OCR | 3 | 11-15 | 1,432 | $1,520,000 | $1,062 | $1,300 | Feb 2026 | Resale |
| YEW MEI GREEN | 23 | OCR | 3 | 06-10 | 1,410 | $1,550,000 | $1,099 | $1,345 | Feb 2026 | Resale |
| YEW MEI GREEN | 23 | OCR | 3 | 06-10 | 1,292 | $1,290,000 | $999 | $1,223 | Jan 2026 | Resale |
| YEW MEI GREEN | 23 | OCR | 3 | 11-15 | 1,335 | $1,550,000 | $1,161 | $1,421 | Nov 2025 | Resale |
| YEW MEI GREEN | 23 | OCR | 3 | 11-15 | 1,292 | $1,390,000 | $1,076 | $1,317 | Nov 2025 | Resale |
| YEW MEI GREEN | 23 | OCR | 3 | 06-10 | 1,130 | $1,210,000 | $1,071 | $1,311 | Sep 2025 | Resale |
| YEW MEI GREEN | 23 | OCR | 3 | 06-10 | 1,292 | $1,312,000 | $1,016 | $1,244 | Jun 2025 | Resale |
| YEW MEI GREEN | 23 | OCR | 3 | 16-20 | 1,593 | $1,758,888 | $1,104 | $1,351 | Jun 2025 | Resale |
| YEW MEI GREEN | 23 | OCR | 3 | 16-20 | 1,292 | $1,400,000 | $1,084 | $1,327 | May 2025 | Resale |
| YEW MEI GREEN | 23 | OCR | 3 | 16-20 | 1,335 | $1,380,000 | $1,034 | $1,266 | May 2025 | Resale |
| YEW MEI GREEN | 23 | OCR | 3 | 11-15 | 1,432 | $1,550,000 | $1,083 | $1,326 | May 2025 | Resale |
| YEW MEI GREEN | 23 | OCR | 3 | 06-10 | 1,292 | $1,380,000 | $1,068 | $1,307 | Apr 2025 | Resale |
| YEW MEI GREEN | 23 | OCR | 3 | 06-10 | 1,410 | $1,650,000 | $1,170 | $1,432 | Mar 2025 | Resale |
| YEW MEI GREEN | 23 | OCR | 3 | 16-20 | 1,130 | $1,230,000 | $1,088 | $1,332 | Mar 2025 | Resale |
| YEW MEI GREEN | 23 | OCR | 3 | 11-15 | 1,130 | $1,230,888 | $1,089 | $1,333 | Mar 2025 | Resale |
| YEW MEI GREEN | 23 | OCR | 3 | 11-15 | 1,292 | $1,330,000 | $1,030 | $1,261 | Feb 2025 | Resale |
| YEW MEI GREEN | 23 | OCR | 3 | 11-15 | 1,292 | $1,300,000 | $1,006 | $1,231 | Feb 2025 | Resale |
| YEW MEI GREEN | 23 | OCR | 3 | 01-05 | 1,292 | $1,280,000 | $991 | $1,213 | Jan 2025 | Resale |
| YEW MEI GREEN | 23 | OCR | 3 | 16-20 | 1,593 | $1,690,000 | $1,061 | $1,299 | Dec 2024 | Resale |
| YEW MEI GREEN | 23 | OCR | 3 | 01-05 | 1,335 | $1,300,000 | $974 | $1,192 | Dec 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.