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 PARK | 15 | RCR | 4 | 01-05 | 1,302 | $3,710,000 | $2,849 | $2,849 | Apr 2026 | Resale |
| AMBER PARK | 15 | RCR | 1 | 06-10 | 484 | $1,450,000 | $2,994 | $2,994 | Mar 2026 | Resale |
| AMBER PARK | 15 | RCR | 2 | 06-10 | 700 | $2,088,888 | $2,986 | $2,986 | Mar 2026 | Resale |
| AMBER PARK | 15 | RCR | 4 | 01-05 | 1,302 | $3,645,000 | $2,799 | $2,799 | Mar 2026 | Resale |
| AMBER PARK | 15 | RCR | 1 | 01-05 | 484 | $1,315,000 | $2,715 | $2,715 | Mar 2026 | Resale |
| AMBER PARK | 15 | RCR | 4 | 01-05 | 1,572 | $4,350,000 | $2,768 | $2,768 | Feb 2026 | Resale |
| AMBER PARK | 15 | RCR | 3 | 16-20 | 1,109 | $3,380,000 | $3,049 | $3,049 | Feb 2026 | Resale |
| AMBER PARK | 15 | RCR | 4 | 11-15 | 1,302 | $3,760,000 | $2,887 | $2,887 | Feb 2026 | Resale |
| AMBER PARK | 15 | RCR | 3 | 16-20 | 1,109 | $3,368,000 | $3,038 | $3,038 | Oct 2025 | Resale |
| AMBER PARK | 15 | RCR | 4 | 11-15 | 1,302 | $3,788,888 | $2,909 | $2,909 | Oct 2025 | Resale |
| AMBER PARK | 15 | RCR | 3 | 11-15 | 1,109 | $3,380,000 | $3,049 | $3,049 | Oct 2025 | Resale |
| AMBER PARK | 15 | RCR | 2 | 11-15 | 678 | $1,940,000 | $2,861 | $2,861 | Oct 2025 | Resale |
| AMBER PARK | 15 | RCR | 2 | 01-05 | 700 | $1,935,000 | $2,766 | $2,766 | Sep 2025 | Resale |
| AMBER PARK | 15 | RCR | 2 | 16-20 | 753 | $2,120,000 | $2,814 | $2,814 | Aug 2025 | Resale |
| AMBER PARK | 15 | RCR | 4 | 16-20 | 1,302 | $3,788,888 | $2,909 | $2,909 | Aug 2025 | Resale |
| AMBER PARK | 15 | RCR | 2 | 11-15 | 700 | $2,090,000 | $2,987 | $2,987 | Aug 2025 | Resale |
| AMBER PARK | 15 | RCR | 4 | 06-10 | 1,302 | $3,580,000 | $2,749 | $2,749 | Aug 2025 | Resale |
| AMBER PARK | 15 | RCR | 2 | 06-10 | 743 | $2,140,000 | $2,881 | $2,881 | Jul 2025 | Resale |
| AMBER PARK | 15 | RCR | 2 | 11-15 | 700 | $1,980,000 | $2,830 | $2,830 | Jun 2025 | Resale |
| AMBER PARK | 15 | RCR | 4 | 11-15 | 1,582 | $4,725,000 | $2,986 | $2,986 | Jun 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.