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 |
|---|---|---|---|---|---|---|---|---|---|---|
| RIO VISTA | 19 | OCR | 3 | 11-15 | 1,249 | $1,560,000 | $1,249 | $1,494 | Mar 2026 | Resale |
| RIO VISTA | 19 | OCR | 3 | 11-15 | 1,238 | $1,460,000 | $1,179 | $1,410 | Mar 2026 | Resale |
| RIO VISTA | 19 | OCR | 3 | 06-10 | 1,249 | $1,518,000 | $1,216 | $1,455 | Mar 2026 | Resale |
| RIO VISTA | 19 | OCR | 3 | 11-15 | 1,249 | $1,570,000 | $1,257 | $1,504 | Mar 2026 | Resale |
| RIO VISTA | 19 | OCR | 3 | 06-10 | 1,249 | $1,496,800 | $1,199 | $1,434 | Mar 2026 | Resale |
| RIO VISTA | 19 | OCR | 2 | 06-10 | 1,066 | $1,180,000 | $1,107 | $1,324 | Jan 2026 | Resale |
| RIO VISTA | 19 | OCR | 3 | 11-15 | 1,238 | $1,470,000 | $1,188 | $1,421 | Dec 2025 | Resale |
| RIO VISTA | 19 | OCR | 3 | 11-15 | 1,249 | $1,530,000 | $1,225 | $1,465 | Nov 2025 | Resale |
| RIO VISTA | 19 | OCR | 2 | 11-15 | 1,055 | $1,200,000 | $1,138 | $1,361 | Nov 2025 | Resale |
| RIO VISTA | 19 | OCR | 4 | 01-05 | 1,378 | $1,780,000 | $1,292 | $1,545 | Oct 2025 | Resale |
| RIO VISTA | 19 | OCR | 3 | 11-15 | 1,249 | $1,600,000 | $1,281 | $1,532 | Oct 2025 | Resale |
| RIO VISTA | 19 | OCR | 3 | 06-10 | 1,249 | $1,568,000 | $1,256 | $1,502 | Oct 2025 | Resale |
| RIO VISTA | 19 | OCR | 3 | 16-20 | 1,249 | $1,600,000 | $1,281 | $1,532 | Oct 2025 | Resale |
| RIO VISTA | 19 | OCR | 3 | 11-15 | 1,249 | $1,540,000 | $1,233 | $1,475 | Sep 2025 | Resale |
| RIO VISTA | 19 | OCR | 3 | 16-20 | 2,271 | $2,451,688 | $1,079 | $1,291 | Sep 2025 | Resale |
| RIO VISTA | 19 | OCR | 4 | 16-20 | 2,465 | $2,615,000 | $1,061 | $1,269 | Aug 2025 | Resale |
| RIO VISTA | 19 | OCR | 3 | 06-10 | 1,249 | $1,520,000 | $1,217 | $1,456 | Jul 2025 | Resale |
| RIO VISTA | 19 | OCR | 3 | 16-20 | 2,153 | $2,260,000 | $1,050 | $1,256 | Jul 2025 | Resale |
| RIO VISTA | 19 | OCR | 3 | 06-10 | 1,238 | $1,600,000 | $1,293 | $1,547 | Jul 2025 | Resale |
| RIO VISTA | 19 | OCR | 3 | 01-05 | 1,249 | $1,542,000 | $1,235 | $1,477 | Jun 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.