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 |
|---|---|---|---|---|---|---|---|---|---|---|
| THE ARISTO @ AMBER | 15 | RCR | 4* | 16-20 | 1,485 | $1,800,000 | $1,212 | $1,212 | Apr 2026 | Resale |
| THE ARISTO @ AMBER | 15 | RCR | 2* | 06-10 | 624 | $1,105,000 | $1,770 | $1,770 | Nov 2024 | Resale |
| THE ARISTO @ AMBER | 15 | RCR | 2* | 16-20 | 624 | $1,280,000 | $2,050 | $2,050 | Oct 2024 | Resale |
| THE ARISTO @ AMBER | 15 | RCR | 5* | 16-20 | 1,615 | $2,910,000 | $1,802 | $1,802 | Aug 2024 | Resale |
| THE ARISTO @ AMBER | 15 | RCR | 2 | 06-10 | 710 | $1,491,000 | $2,099 | $2,099 | Aug 2024 | Resale |
| THE ARISTO @ AMBER | 15 | RCR | 2 | 06-10 | 646 | $1,230,000 | $1,905 | $1,905 | May 2024 | Resale |
| THE ARISTO @ AMBER | 15 | RCR | 2* | 06-10 | 624 | $1,180,000 | $1,890 | $1,890 | Feb 2024 | Resale |
| THE ARISTO @ AMBER | 15 | RCR | 2 | 06-10 | 807 | $1,550,000 | $1,920 | $1,920 | Oct 2023 | Resale |
| THE ARISTO @ AMBER | 15 | RCR | 3* | 01-05 | 936 | $1,680,000 | $1,794 | $1,794 | Sep 2023 | Resale |
| THE ARISTO @ AMBER | 15 | RCR | 2 | 11-15 | 710 | $1,488,000 | $2,095 | $2,095 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.