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 | 4* | 01-05 | 1,378 | $2,586,000 | $1,877 | $1,976 | Apr 2026 | New Sale |
| RIVELLE TAMPINES | 18 | OCR | 3* | 06-10 | 1,184 | $2,284,000 | $1,929 | $2,031 | Apr 2026 | New Sale |
| RIVELLE TAMPINES | 18 | OCR | 3* | 06-10 | 1,109 | $2,162,000 | $1,950 | $2,053 | Apr 2026 | New Sale |
| RIVELLE TAMPINES | 18 | OCR | 3* | 01-05 | 1,109 | $2,109,000 | $1,902 | $2,002 | 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* | 11-15 | 1,184 | $2,331,000 | $1,969 | $2,073 | Mar 2026 | New Sale |
| RIVELLE TAMPINES | 18 | OCR | 3* | 06-10 | 1,044 | $2,075,000 | $1,987 | $2,092 | Mar 2026 | New Sale |
| RIVELLE TAMPINES | 18 | OCR | 3* | 06-10 | 1,184 | $2,377,000 | $2,008 | $2,114 | Mar 2026 | New Sale |
| RIVELLE TAMPINES | 18 | OCR | 3* | 11-15 | 1,044 | $2,018,000 | $1,933 | $2,035 | Mar 2026 | New Sale |
| RIVELLE TAMPINES | 18 | OCR | 3* | 01-05 | 1,184 | $2,199,000 | $1,857 | $1,955 | Mar 2026 | New Sale |
| RIVELLE TAMPINES | 18 | OCR | 3* | 01-05 | 926 | $1,735,000 | $1,874 | $1,973 | Mar 2026 | New Sale |
| RIVELLE TAMPINES | 18 | OCR | 3* | 01-05 | 926 | $1,732,000 | $1,871 | $1,969 | Mar 2026 | New Sale |
| RIVELLE TAMPINES | 18 | OCR | 4* | 11-15 | 1,378 | $2,757,000 | $2,001 | $2,106 | Mar 2026 | New Sale |
| RIVELLE TAMPINES | 18 | OCR | 2* | 01-05 | 883 | $1,673,000 | $1,895 | $1,995 | Mar 2026 | New Sale |
| RIVELLE TAMPINES | 18 | OCR | 3* | 11-15 | 1,044 | $2,137,000 | $2,047 | $2,155 | Mar 2026 | New Sale |
| RIVELLE TAMPINES | 18 | OCR | 3* | 11-15 | 1,184 | $2,418,000 | $2,042 | $2,149 | Mar 2026 | New Sale |
| RIVELLE TAMPINES | 18 | OCR | 3* | 11-15 | 926 | $1,848,000 | $1,996 | $2,101 | Mar 2026 | New Sale |
| RIVELLE TAMPINES | 18 | OCR | 3* | 01-05 | 1,109 | $2,122,000 | $1,914 | $2,015 | Mar 2026 | New Sale |
| RIVELLE TAMPINES | 18 | OCR | 2* | 01-05 | 883 | $1,636,000 | $1,854 | $1,952 | Mar 2026 | New Sale |
| RIVELLE TAMPINES | 18 | OCR | 3* | 06-10 | 926 | $1,812,000 | $1,957 | $2,060 | Mar 2026 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.