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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ONE AMBER | 15 | RCR | 3 | 01-05 | 1,302 | $2,908,000 | $2,233 | $2,233 | Apr 2026 | Resale |
| ONE AMBER | 15 | RCR | 3 | 11-15 | 1,302 | $3,120,000 | $2,396 | $2,396 | Feb 2026 | Resale |
| ONE AMBER | 15 | RCR | 4* | 21-25 | 1,572 | $3,770,000 | $2,399 | $2,399 | Feb 2026 | Resale |
| ONE AMBER | 15 | RCR | 3 | 06-10 | 1,335 | $3,180,000 | $2,383 | $2,383 | Jan 2026 | Resale |
| ONE AMBER | 15 | RCR | 3 | 16-20 | 1,389 | $3,320,000 | $2,391 | $2,391 | Dec 2025 | Resale |
| ONE AMBER | 15 | RCR | 3 | 16-20 | 1,302 | $3,098,888 | $2,379 | $2,379 | Sep 2025 | Resale |
| ONE AMBER | 15 | RCR | 4 | 01-05 | 1,658 | $3,638,888 | $2,195 | $2,195 | Aug 2025 | Resale |
| ONE AMBER | 15 | RCR | 3* | 21-25 | 1,195 | $2,901,000 | $2,428 | $2,428 | Jul 2025 | Resale |
| ONE AMBER | 15 | RCR | 3 | 06-10 | 1,335 | $3,120,000 | $2,338 | $2,338 | May 2025 | Resale |
| ONE AMBER | 15 | RCR | 4* | 01-05 | 1,453 | $3,280,000 | $2,257 | $2,257 | May 2025 | Resale |
| ONE AMBER | 15 | RCR | 4* | 06-10 | 1,453 | $3,320,000 | $2,285 | $2,285 | Apr 2025 | Resale |
| ONE AMBER | 15 | RCR | 3 | 06-10 | 1,378 | $3,200,000 | $2,323 | $2,323 | Apr 2025 | Resale |
| ONE AMBER | 15 | RCR | 3 | 01-05 | 1,259 | $2,818,800 | $2,238 | $2,238 | Apr 2025 | Resale |
| ONE AMBER | 15 | RCR | 2 | 06-10 | 958 | $2,190,000 | $2,286 | $2,286 | Mar 2025 | Resale |
| ONE AMBER | 15 | RCR | 2 | 11-15 | 958 | $2,235,000 | $2,333 | $2,333 | Feb 2025 | Resale |
| ONE AMBER | 15 | RCR | 2 | 01-05 | 958 | $2,180,000 | $2,276 | $2,276 | Feb 2025 | Resale |
| ONE AMBER | 15 | RCR | 3 | 11-15 | 1,259 | $2,900,000 | $2,303 | $2,303 | Feb 2025 | Resale |
| ONE AMBER | 15 | RCR | 2 | 01-05 | 958 | $2,088,000 | $2,180 | $2,180 | Feb 2025 | Resale |
| ONE AMBER | 15 | RCR | 2 | 06-10 | 958 | $2,200,000 | $2,296 | $2,296 | Feb 2025 | Resale |
| ONE AMBER | 15 | RCR | 1 | 01-05 | 570 | $1,200,000 | $2,103 | $2,103 | Jan 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.