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 RESIDENCES | 15 | RCR | 2 | 01-05 | 1,163 | $2,510,000 | $2,159 | $2,159 | Nov 2025 | Resale |
| AMBER RESIDENCES | 15 | RCR | 4 | 06-10 | 2,217 | $4,550,000 | $2,052 | $2,052 | Nov 2025 | Resale |
| AMBER RESIDENCES | 15 | RCR | 3 | 06-10 | 1,518 | $3,350,000 | $2,207 | $2,207 | May 2025 | Resale |
| AMBER RESIDENCES | 15 | RCR | 3 | 11-15 | 1,798 | $3,900,000 | $2,170 | $2,170 | Apr 2025 | Resale |
| AMBER RESIDENCES | 15 | RCR | 5* | 21-25 | 6,717 | $9,305,000 | $1,385 | $1,385 | Apr 2025 | Resale |
| AMBER RESIDENCES | 15 | RCR | 2 | 16-20 | 1,163 | $2,620,000 | $2,254 | $2,254 | Mar 2025 | Resale |
| AMBER RESIDENCES | 15 | RCR | 2 | 16-20 | 1,249 | $2,670,000 | $2,138 | $2,138 | Mar 2025 | Resale |
| AMBER RESIDENCES | 15 | RCR | 2 | 01-05 | 1,163 | $2,480,000 | $2,133 | $2,133 | Jan 2025 | Resale |
| AMBER RESIDENCES | 15 | RCR | 2 | 06-10 | 1,163 | $2,520,000 | $2,168 | $2,168 | Sep 2024 | Resale |
| AMBER RESIDENCES | 15 | RCR | 3 | 11-15 | 1,518 | $3,400,000 | $2,240 | $2,240 | May 2024 | Resale |
| AMBER RESIDENCES | 15 | RCR | 3 | 16-20 | 1,798 | $3,960,000 | $2,203 | $2,203 | May 2024 | Resale |
| AMBER RESIDENCES | 15 | RCR | 2 | 11-15 | 1,163 | $2,460,000 | $2,116 | $2,116 | Nov 2023 | Resale |
| AMBER RESIDENCES | 15 | RCR | 3 | 01-05 | 1,518 | $3,130,000 | $2,062 | $2,062 | Sep 2023 | Resale |
| AMBER RESIDENCES | 15 | RCR | 2 | 06-10 | 1,163 | $2,360,000 | $2,030 | $2,030 | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.