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 |
|---|---|---|---|---|---|---|---|---|---|---|
| AMARANDA GARDENS | 19 | OCR | 3 | 06-10 | 1,259 | $2,830,000 | $2,247 | $2,247 | Mar 2026 | Resale |
| AMARANDA GARDENS | 19 | OCR | 3 | 06-10 | 1,163 | $2,610,000 | $2,245 | $2,245 | Jul 2025 | Resale |
| AMARANDA GARDENS | 19 | OCR | 4 | 11-15 | 1,464 | $3,216,800 | $2,197 | $2,197 | Jul 2025 | Resale |
| AMARANDA GARDENS | 19 | OCR | 4 | 11-15 | 1,464 | $3,150,000 | $2,152 | $2,152 | Apr 2025 | Resale |
| AMARANDA GARDENS | 19 | OCR | 4 | 11-15 | 1,464 | $3,176,290 | $2,170 | $2,170 | May 2024 | Resale |
| AMARANDA GARDENS | 19 | OCR | 3 | 01-05 | 1,163 | $2,480,000 | $2,133 | $2,133 | May 2024 | Resale |
| AMARANDA GARDENS | 19 | OCR | 2 | 01-05 | 1,044 | $2,080,000 | $1,992 | $1,992 | Apr 2024 | Resale |
| AMARANDA GARDENS | 19 | OCR | 3 | 11-15 | 1,259 | $2,680,000 | $2,128 | $2,128 | Feb 2024 | Resale |
| AMARANDA GARDENS | 19 | OCR | 3 | 11-15 | 1,163 | $2,400,000 | $2,065 | $2,065 | Jan 2024 | Resale |
| AMARANDA GARDENS | 19 | OCR | 3 | 01-05 | 1,163 | $2,280,000 | $1,961 | $1,961 | Jan 2024 | Resale |
| AMARANDA GARDENS | 19 | OCR | 3 | 11-15 | 1,259 | $2,508,000 | $1,991 | $1,991 | Nov 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.