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 |
|---|---|---|---|---|---|---|---|---|---|---|
| EIGHT RIVERSUITES | 12 | RCR | 2 | 21-25 | 700 | $1,397,000 | $1,997 | $2,272 | Apr 2026 | Resale |
| EIGHT RIVERSUITES | 12 | RCR | 2 | 11-15 | 807 | $1,470,000 | $1,821 | $2,072 | Apr 2026 | Resale |
| EIGHT RIVERSUITES | 12 | RCR | 3 | 26-30 | 1,916 | $2,350,000 | $1,227 | $1,396 | Apr 2026 | Resale |
| EIGHT RIVERSUITES | 12 | RCR | 3 | 11-15 | 936 | $1,756,000 | $1,875 | $2,133 | Mar 2026 | Resale |
| EIGHT RIVERSUITES | 12 | RCR | 2 | 11-15 | 700 | $1,350,000 | $1,930 | $2,196 | Mar 2026 | Resale |
| EIGHT RIVERSUITES | 12 | RCR | 2 | 06-10 | 700 | $1,340,000 | $1,915 | $2,179 | Mar 2026 | Resale |
| EIGHT RIVERSUITES | 12 | RCR | 3 | 16-20 | 936 | $1,760,000 | $1,879 | $2,138 | Mar 2026 | Resale |
| EIGHT RIVERSUITES | 12 | RCR | 1 | 01-05 | 441 | $793,000 | $1,797 | $2,045 | Mar 2026 | Resale |
| EIGHT RIVERSUITES | 12 | RCR | 3 | 26-30 | 1,830 | $2,980,000 | $1,629 | $1,853 | Mar 2026 | Resale |
| EIGHT RIVERSUITES | 12 | RCR | 3 | 16-20 | 1,216 | $1,950,000 | $1,603 | $1,824 | Mar 2026 | Resale |
| EIGHT RIVERSUITES | 12 | RCR | 3 | 11-15 | 936 | $1,708,000 | $1,824 | $2,075 | Feb 2026 | Resale |
| EIGHT RIVERSUITES | 12 | RCR | 2 | 16-20 | 840 | $1,350,000 | $1,608 | $1,829 | Feb 2026 | Resale |
| EIGHT RIVERSUITES | 12 | RCR | 3 | 06-10 | 1,033 | $1,880,000 | $1,819 | $2,070 | Feb 2026 | Resale |
| EIGHT RIVERSUITES | 12 | RCR | 1 | 26-30 | 441 | $855,000 | $1,937 | $2,204 | Feb 2026 | Resale |
| EIGHT RIVERSUITES | 12 | RCR | 3 | 06-10 | 1,076 | $1,870,000 | $1,737 | $1,976 | Jan 2026 | Resale |
| EIGHT RIVERSUITES | 12 | RCR | 2 | 16-20 | 807 | $1,500,000 | $1,858 | $2,114 | Jan 2026 | Resale |
| EIGHT RIVERSUITES | 12 | RCR | 3 | 06-10 | 1,324 | $2,085,000 | $1,575 | $1,792 | Dec 2025 | Resale |
| EIGHT RIVERSUITES | 12 | RCR | 2 | 26-30 | 700 | $1,410,000 | $2,015 | $2,293 | Dec 2025 | Resale |
| EIGHT RIVERSUITES | 12 | RCR | 2 | 16-20 | 700 | $1,350,000 | $1,930 | $2,196 | Dec 2025 | Resale |
| EIGHT RIVERSUITES | 12 | RCR | 2 | 26-30 | 700 | $1,398,000 | $1,998 | $2,273 | Dec 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.