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 HOUSE | 15 | RCR | 3* | 11-15 | 1,216 | $3,760,240 | $3,091 | $3,091 | Apr 2026 | New Sale |
| AMBER HOUSE | 15 | RCR | 3* | 01-05 | 980 | $3,052,522 | $3,116 | $3,116 | Mar 2026 | New Sale |
| AMBER HOUSE | 15 | RCR | 2* | 11-15 | 635 | $2,078,061 | $3,272 | $3,272 | Mar 2026 | New Sale |
| AMBER HOUSE | 15 | RCR | 3* | 01-05 | 1,238 | $3,784,000 | $3,057 | $3,057 | Feb 2026 | New Sale |
| AMBER HOUSE | 15 | RCR | 3* | 11-15 | 980 | $3,168,400 | $3,235 | $3,235 | Feb 2026 | New Sale |
| AMBER HOUSE | 15 | RCR | 5* | 16-20 | 1,744 | $5,398,557 | $3,096 | $3,096 | Feb 2026 | New Sale |
| AMBER HOUSE | 15 | RCR | 3* | 11-15 | 980 | $3,108,424 | $3,173 | $3,173 | Feb 2026 | New Sale |
| AMBER HOUSE | 15 | RCR | 3* | 06-10 | 980 | $3,042,512 | $3,106 | $3,106 | Feb 2026 | New Sale |
| AMBER HOUSE | 15 | RCR | 3* | 11-15 | 980 | $3,109,206 | $3,174 | $3,174 | Jan 2026 | New Sale |
| AMBER HOUSE | 15 | RCR | 3* | 16-20 | 1,238 | $3,983,000 | $3,218 | $3,218 | Jan 2026 | New Sale |
| AMBER HOUSE | 15 | RCR | 3* | 01-05 | 1,216 | $3,550,510 | $2,919 | $2,919 | Jan 2026 | New Sale |
| AMBER HOUSE | 15 | RCR | 3* | 11-15 | 1,216 | $3,732,474 | $3,069 | $3,069 | Jan 2026 | New Sale |
| AMBER HOUSE | 15 | RCR | 2* | 11-15 | 635 | $2,078,384 | $3,273 | $3,273 | Jan 2026 | New Sale |
| AMBER HOUSE | 15 | RCR | 3* | 11-15 | 1,216 | $3,762,402 | $3,093 | $3,093 | Dec 2025 | New Sale |
| AMBER HOUSE | 15 | RCR | 3* | 06-10 | 1,216 | $3,602,895 | $2,962 | $2,962 | Dec 2025 | New Sale |
| AMBER HOUSE | 15 | RCR | 3* | 01-05 | 1,216 | $3,565,302 | $2,931 | $2,931 | Nov 2025 | New Sale |
| AMBER HOUSE | 15 | RCR | 2* | 11-15 | 635 | $2,000,274 | $3,150 | $3,150 | Nov 2025 | New Sale |
| AMBER HOUSE | 15 | RCR | 2* | 06-10 | 635 | $1,981,338 | $3,120 | $3,120 | Nov 2025 | New Sale |
| AMBER HOUSE | 15 | RCR | 3* | 11-15 | 1,238 | $3,914,652 | $3,162 | $3,162 | Nov 2025 | New Sale |
| AMBER HOUSE | 15 | RCR | 2* | 01-05 | 635 | $1,943,084 | $3,060 | $3,060 | Oct 2025 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.