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 |
|---|---|---|---|---|---|---|---|---|---|---|
| RIVER GREEN | 9 | CCR | 2 | 31-35 | 527 | $1,784,000 | $3,382 | $3,530 | Apr 2026 | New Sale |
| RIVER GREEN | 9 | CCR | 2 | 31-35 | 527 | $1,794,000 | $3,401 | $3,550 | Apr 2026 | New Sale |
| RIVER GREEN | 9 | CCR | 1 | 31-35 | 452 | $1,530,000 | $3,384 | $3,532 | Mar 2026 | New Sale |
| RIVER GREEN | 9 | CCR | 1 | 21-25 | 420 | $1,389,020 | $3,309 | $3,454 | Mar 2026 | New Sale |
| RIVER GREEN | 9 | CCR | 2 | 31-35 | 603 | $2,154,000 | $3,573 | $3,730 | Mar 2026 | New Sale |
| RIVER GREEN | 9 | CCR | 2 | 36-40 | 657 | $2,419,000 | $3,684 | $3,846 | Feb 2026 | New Sale |
| RIVER GREEN | 9 | CCR | 2 | 06-10 | 603 | $2,080,400 | $3,451 | $3,602 | Jan 2026 | New Sale |
| RIVER GREEN | 9 | CCR | 4 | 31-35 | 980 | $3,516,000 | $3,590 | $3,747 | Dec 2025 | New Sale |
| RIVER GREEN | 9 | CCR | 1 | 31-35 | 452 | $1,517,000 | $3,356 | $3,503 | Dec 2025 | New Sale |
| RIVER GREEN | 9 | CCR | 3 | 31-35 | 872 | $3,060,000 | $3,510 | $3,664 | Nov 2025 | New Sale |
| RIVER GREEN | 9 | CCR | 1 | 31-35 | 452 | $1,494,000 | $3,305 | $3,450 | Nov 2025 | New Sale |
| RIVER GREEN | 9 | CCR | 1 | 21-25 | 420 | $1,386,000 | $3,302 | $3,447 | Nov 2025 | New Sale |
| RIVER GREEN | 9 | CCR | 2 | 31-35 | 527 | $1,779,000 | $3,373 | $3,521 | Nov 2025 | New Sale |
| RIVER GREEN | 9 | CCR | 2 | 36-40 | 527 | $1,786,000 | $3,386 | $3,534 | Oct 2025 | New Sale |
| RIVER GREEN | 9 | CCR | 1 | 21-25 | 420 | $1,378,000 | $3,283 | $3,427 | Oct 2025 | New Sale |
| RIVER GREEN | 9 | CCR | 3 | 31-35 | 872 | $3,044,000 | $3,491 | $3,644 | Oct 2025 | New Sale |
| RIVER GREEN | 9 | CCR | 2 | 26-30 | 527 | $1,782,000 | $3,379 | $3,527 | Oct 2025 | New Sale |
| RIVER GREEN | 9 | CCR | 2 | 26-30 | 603 | $2,103,000 | $3,489 | $3,642 | Oct 2025 | New Sale |
| RIVER GREEN | 9 | CCR | 1 | 26-30 | 452 | $1,488,000 | $3,291 | $3,435 | Oct 2025 | New Sale |
| RIVER GREEN | 9 | CCR | 2 | 36-40 | 527 | $1,838,200 | $3,485 | $3,638 | Oct 2025 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.