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 SKYE | 15 | RCR | 1 | 06-10 | 527 | $1,270,888 | $2,410 | $2,410 | Nov 2025 | Resale |
| AMBER SKYE | 15 | RCR | 3 | 16-20 | 1,335 | $3,470,000 | $2,600 | $2,600 | Nov 2025 | Resale |
| AMBER SKYE | 15 | RCR | 2 | 06-10 | 1,119 | $2,850,000 | $2,546 | $2,546 | Nov 2025 | Resale |
| AMBER SKYE | 15 | RCR | 2 | 01-05 | 1,216 | $2,550,000 | $2,096 | $2,096 | Oct 2025 | Resale |
| AMBER SKYE | 15 | RCR | 2 | 01-05 | 1,216 | $2,520,000 | $2,072 | $2,072 | Jun 2025 | Resale |
| AMBER SKYE | 15 | RCR | 2 | 06-10 | 990 | $2,450,000 | $2,474 | $2,474 | Mar 2025 | Resale |
| AMBER SKYE | 15 | RCR | 3 | 01-05 | 1,528 | $2,950,000 | $1,930 | $1,930 | Feb 2025 | Resale |
| AMBER SKYE | 15 | RCR | 2 | 16-20 | 1,119 | $2,700,000 | $2,412 | $2,412 | Feb 2025 | Resale |
| AMBER SKYE | 15 | RCR | 4 | 01-05 | 4,628 | $6,750,000 | $1,458 | $1,458 | Oct 2024 | Resale |
| AMBER SKYE | 15 | RCR | 2 | 06-10 | 990 | $2,338,000 | $2,361 | $2,361 | Oct 2024 | Resale |
| AMBER SKYE | 15 | RCR | 2 | 06-10 | 990 | $2,290,000 | $2,312 | $2,312 | Jun 2024 | Resale |
| AMBER SKYE | 15 | RCR | 2 | 11-15 | 990 | $2,315,000 | $2,338 | $2,338 | Jun 2024 | Resale |
| AMBER SKYE | 15 | RCR | 2 | 06-10 | 1,119 | $2,630,000 | $2,349 | $2,349 | Apr 2024 | Resale |
| AMBER SKYE | 15 | RCR | 2 | 16-20 | 990 | $2,315,000 | $2,338 | $2,338 | Apr 2024 | Resale |
| AMBER SKYE | 15 | RCR | 3 | 16-20 | 1,335 | $3,100,000 | $2,323 | $2,323 | Mar 2024 | Resale |
| AMBER SKYE | 15 | RCR | 3 | 16-20 | 1,335 | $3,200,000 | $2,398 | $2,398 | Feb 2024 | Resale |
| AMBER SKYE | 15 | RCR | 6 | 01-05 | 5,177 | $7,400,000 | $1,429 | $1,429 | Oct 2023 | Resale |
| AMBER SKYE | 15 | RCR | 3 | 06-10 | 1,335 | $2,928,000 | $2,194 | $2,194 | Aug 2023 | Resale |
| AMBER SKYE | 15 | RCR | 6 | 01-05 | 5,059 | $7,500,000 | $1,482 | $1,482 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.