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 |
|---|---|---|---|---|---|---|---|---|---|---|
| RIS GRANDEUR | 18 | OCR | 2 | 11-15 | 1,066 | $1,420,000 | $1,333 | $1,333 | Mar 2026 | Resale |
| RIS GRANDEUR | 18 | OCR | 3 | 11-15 | 1,292 | $1,850,000 | $1,432 | $1,432 | Feb 2026 | Resale |
| RIS GRANDEUR | 18 | OCR | 2 | 01-05 | 1,109 | $1,400,000 | $1,263 | $1,263 | Dec 2025 | Resale |
| RIS GRANDEUR | 18 | OCR | 4 | 01-05 | 1,539 | $1,970,000 | $1,280 | $1,280 | Oct 2025 | Resale |
| RIS GRANDEUR | 18 | OCR | 3 | 01-05 | 1,367 | $1,800,000 | $1,317 | $1,317 | Oct 2025 | Resale |
| RIS GRANDEUR | 18 | OCR | 2 | 06-10 | 1,066 | $1,441,880 | $1,353 | $1,353 | Sep 2025 | Resale |
| RIS GRANDEUR | 18 | OCR | 2 | 11-15 | 1,066 | $1,388,000 | $1,303 | $1,303 | Sep 2025 | Resale |
| RIS GRANDEUR | 18 | OCR | 4 | 06-10 | 1,539 | $1,980,000 | $1,286 | $1,286 | Sep 2025 | Resale |
| RIS GRANDEUR | 18 | OCR | 3 | 11-15 | 1,292 | $1,738,000 | $1,346 | $1,346 | Jul 2025 | Resale |
| RIS GRANDEUR | 18 | OCR | 4 | 01-05 | 1,539 | $1,950,000 | $1,267 | $1,267 | Apr 2025 | Resale |
| RIS GRANDEUR | 18 | OCR | 3 | 16-20 | 1,292 | $1,650,000 | $1,277 | $1,277 | Feb 2025 | Resale |
| RIS GRANDEUR | 18 | OCR | 3 | 01-05 | 1,292 | $1,520,000 | $1,177 | $1,177 | Jan 2025 | Resale |
| RIS GRANDEUR | 18 | OCR | 2 | 11-15 | 1,066 | $1,395,000 | $1,309 | $1,309 | Jan 2025 | Resale |
| RIS GRANDEUR | 18 | OCR | 4 | 01-05 | 1,539 | $1,885,000 | $1,225 | $1,225 | Sep 2024 | Resale |
| RIS GRANDEUR | 18 | OCR | 2 | 11-15 | 1,066 | $1,388,000 | $1,303 | $1,303 | Aug 2024 | Resale |
| RIS GRANDEUR | 18 | OCR | 3 | 01-05 | 1,292 | $1,515,000 | $1,173 | $1,173 | Aug 2024 | Resale |
| RIS GRANDEUR | 18 | OCR | 2 | 11-15 | 1,066 | $1,380,000 | $1,295 | $1,295 | Jul 2024 | Resale |
| RIS GRANDEUR | 18 | OCR | 3 | 01-05 | 1,292 | $1,580,000 | $1,223 | $1,223 | Jul 2024 | Resale |
| RIS GRANDEUR | 18 | OCR | 4 | 16-20 | 1,539 | $2,088,888 | $1,357 | $1,357 | Jun 2024 | Resale |
| RIS GRANDEUR | 18 | OCR | 2 | 11-15 | 1,066 | $1,380,000 | $1,295 | $1,295 | Jun 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.