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 |
|---|---|---|---|---|---|---|---|---|---|---|
| AMARYLLIS VILLE | 11 | CCR | 2 | 01-05 | 1,033 | $2,030,000 | $1,965 | $2,405 | Feb 2026 | Resale |
| AMARYLLIS VILLE | 11 | CCR | 2 | 16-20 | 980 | $2,080,000 | $2,124 | $2,600 | Dec 2025 | Resale |
| AMARYLLIS VILLE | 11 | CCR | 2 | 11-15 | 958 | $1,880,000 | $1,962 | $2,401 | Dec 2025 | Resale |
| AMARYLLIS VILLE | 11 | CCR | 3 | 21-25 | 1,259 | $2,700,000 | $2,144 | $2,624 | Oct 2025 | Resale |
| AMARYLLIS VILLE | 11 | CCR | 2 | 01-05 | 958 | $1,890,000 | $1,973 | $2,415 | Sep 2025 | Resale |
| AMARYLLIS VILLE | 11 | CCR | 2 | 21-25 | 958 | $2,000,000 | $2,088 | $2,556 | Sep 2025 | Resale |
| AMARYLLIS VILLE | 11 | CCR | 2 | 11-15 | 980 | $2,100,000 | $2,144 | $2,624 | Aug 2025 | Resale |
| AMARYLLIS VILLE | 11 | CCR | 2 | 06-10 | 958 | $2,070,000 | $2,161 | $2,645 | Jul 2025 | Resale |
| AMARYLLIS VILLE | 11 | CCR | 3 | 21-25 | 1,259 | $2,850,000 | $2,263 | $2,770 | Jul 2025 | Resale |
| AMARYLLIS VILLE | 11 | CCR | 3 | 06-10 | 1,238 | $2,590,000 | $2,092 | $2,561 | Jun 2025 | Resale |
| AMARYLLIS VILLE | 11 | CCR | 2 | 16-20 | 958 | $1,950,000 | $2,036 | $2,492 | May 2025 | Resale |
| AMARYLLIS VILLE | 11 | CCR | 3 | 26-30 | 1,238 | $2,650,000 | $2,141 | $2,621 | Feb 2025 | Resale |
| AMARYLLIS VILLE | 11 | CCR | 2 | 16-20 | 958 | $2,000,000 | $2,088 | $2,556 | Jan 2025 | Resale |
| AMARYLLIS VILLE | 11 | CCR | 2 | 11-15 | 958 | $2,020,000 | $2,109 | $2,581 | Dec 2024 | Resale |
| AMARYLLIS VILLE | 11 | CCR | 3 | 11-15 | 1,238 | $2,600,000 | $2,100 | $2,570 | Nov 2024 | Resale |
| AMARYLLIS VILLE | 11 | CCR | 3 | 11-15 | 1,259 | $2,620,000 | $2,080 | $2,546 | Sep 2024 | Resale |
| AMARYLLIS VILLE | 11 | CCR | 3 | 01-05 | 1,259 | $2,500,000 | $1,985 | $2,430 | Aug 2024 | Resale |
| AMARYLLIS VILLE | 11 | CCR | 2 | 11-15 | 980 | $1,945,000 | $1,986 | $2,431 | Jul 2024 | Resale |
| AMARYLLIS VILLE | 11 | CCR | 3 | 06-10 | 1,238 | $2,510,000 | $2,028 | $2,482 | Jul 2024 | Resale |
| AMARYLLIS VILLE | 11 | CCR | 2 | 01-05 | 980 | $1,860,000 | $1,899 | $2,324 | Jun 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.