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 |
|---|---|---|---|---|---|---|---|---|---|---|
| RIVELLE TAMPINES | 18 | OCR | 3* | 06-10 | 926 | $1,795,000 | $1,939 | $2,022 | May 2026 | New Sale |
| RIVELLE TAMPINES | 18 | OCR | 2* | 01-05 | 883 | $1,636,000 | $1,854 | $1,933 | May 2026 | New Sale |
| RIVELLE TAMPINES | 18 | OCR | 3* | 01-05 | 1,109 | $2,162,000 | $1,950 | $2,033 | May 2026 | New Sale |
| RIVELLE TAMPINES | 18 | OCR | 3* | 11-15 | 1,184 | $2,348,000 | $1,983 | $2,068 | May 2026 | New Sale |
| RIVELLE TAMPINES | 18 | OCR | 4* | 01-05 | 1,378 | $2,586,000 | $1,877 | $1,957 | May 2026 | New Sale |
| RIVELLE TAMPINES | 18 | OCR | 2* | 01-05 | 883 | $1,686,000 | $1,910 | $1,992 | May 2026 | New Sale |
| RIVELLE TAMPINES | 18 | OCR | 3* | 11-15 | 926 | $1,803,000 | $1,948 | $2,031 | May 2026 | New Sale |
| RIVELLE TAMPINES | 18 | OCR | 3* | 06-10 | 1,044 | $2,056,000 | $1,969 | $2,053 | May 2026 | New Sale |
| RIVELLE TAMPINES | 18 | OCR | 3* | 11-15 | 1,044 | $2,117,000 | $2,028 | $2,115 | May 2026 | New Sale |
| RIVELLE TAMPINES | 18 | OCR | 3* | 01-05 | 926 | $1,812,000 | $1,957 | $2,041 | May 2026 | New Sale |
| RIVELLE TAMPINES | 18 | OCR | 2* | 06-10 | 883 | $1,694,000 | $1,919 | $2,001 | May 2026 | New Sale |
| RIVELLE TAMPINES | 18 | OCR | 3* | 01-05 | 1,184 | $2,218,000 | $1,873 | $1,953 | Apr 2026 | New Sale |
| RIVELLE TAMPINES | 18 | OCR | 3* | 06-10 | 1,184 | $2,169,000 | $1,832 | $1,910 | Apr 2026 | New Sale |
| RIVELLE TAMPINES | 18 | OCR | 3* | 06-10 | 1,184 | $2,177,000 | $1,839 | $1,936 | Apr 2026 | New Sale |
| RIVELLE TAMPINES | 18 | OCR | 3* | 01-05 | 1,184 | $2,210,000 | $1,867 | $1,947 | Apr 2026 | New Sale |
| RIVELLE TAMPINES | 18 | OCR | 3* | 01-05 | 1,184 | $2,202,000 | $1,860 | $1,940 | Apr 2026 | New Sale |
| RIVELLE TAMPINES | 18 | OCR | 3* | 06-10 | 1,109 | $2,148,000 | $1,937 | $2,039 | Apr 2026 | New Sale |
| RIVELLE TAMPINES | 18 | OCR | 3* | 01-05 | 926 | $1,718,000 | $1,856 | $1,935 | Apr 2026 | New Sale |
| RIVELLE TAMPINES | 18 | OCR | 3* | 11-15 | 926 | $1,853,000 | $2,002 | $2,107 | Apr 2026 | New Sale |
| RIVELLE TAMPINES | 18 | OCR | 3* | 06-10 | 1,044 | $2,049,000 | $1,962 | $2,046 | Apr 2026 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.