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 |
|---|---|---|---|---|---|---|---|---|---|---|
| AMBER 45 | 15 | RCR | 2 | 01-05 | 732 | $1,858,000 | $2,538 | $2,538 | Mar 2026 | Resale |
| AMBER 45 | 15 | RCR | 2 | 06-10 | 732 | $1,905,000 | $2,603 | $2,603 | Jan 2026 | Resale |
| AMBER 45 | 15 | RCR | 2 | 11-15 | 700 | $1,880,000 | $2,687 | $2,687 | Nov 2025 | Resale |
| AMBER 45 | 15 | RCR | 2 | 21-25 | 1,270 | $3,352,500 | $2,639 | $2,639 | Jun 2025 | Resale |
| AMBER 45 | 15 | RCR | 2 | 06-10 | 614 | $1,610,000 | $2,624 | $2,624 | May 2025 | Resale |
| AMBER 45 | 15 | RCR | 2 | 11-15 | 732 | $1,900,000 | $2,596 | $2,596 | Apr 2025 | Resale |
| AMBER 45 | 15 | RCR | 4 | 16-20 | 1,345 | $3,785,000 | $2,813 | $2,813 | Nov 2024 | Resale |
| AMBER 45 | 15 | RCR | 2 | 21-25 | 764 | $1,780,000 | $2,329 | $2,329 | Oct 2024 | Resale |
| AMBER 45 | 15 | RCR | 2 | 11-15 | 732 | $1,930,000 | $2,637 | $2,637 | Oct 2024 | Resale |
| AMBER 45 | 15 | RCR | 3 | 06-10 | 1,184 | $3,350,000 | $2,829 | $2,829 | Sep 2024 | Resale |
| AMBER 45 | 15 | RCR | 2 | 06-10 | 614 | $1,650,000 | $2,689 | $2,689 | Sep 2024 | Resale |
| AMBER 45 | 15 | RCR | 2 | 16-20 | 614 | $1,645,000 | $2,681 | $2,681 | Aug 2024 | Resale |
| AMBER 45 | 15 | RCR | 4 | 11-15 | 1,593 | $4,260,000 | $2,674 | $2,674 | May 2024 | Resale |
| AMBER 45 | 15 | RCR | 2 | 16-20 | 700 | $1,953,000 | $2,791 | $2,791 | Dec 2023 | Resale |
| AMBER 45 | 15 | RCR | 4 | 16-20 | 1,345 | $3,750,000 | $2,787 | $2,787 | Oct 2023 | Resale |
| AMBER 45 | 15 | RCR | 2 | 06-10 | 700 | $1,900,000 | $2,716 | $2,716 | May 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.