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 ISLES | 19 | OCR | 3 | 11-15 | 1,227 | $1,935,000 | $1,577 | $1,787 | Apr 2026 | Resale |
| RIVER ISLES | 19 | OCR | 3 | 16-20 | 1,227 | $2,038,000 | $1,661 | $1,882 | Mar 2026 | Resale |
| RIVER ISLES | 19 | OCR | 3 | 01-05 | 1,184 | $1,650,000 | $1,394 | $1,580 | Feb 2026 | Resale |
| RIVER ISLES | 19 | OCR | 3 | 11-15 | 1,076 | $1,640,000 | $1,524 | $1,727 | Feb 2026 | Resale |
| RIVER ISLES | 19 | OCR | 4 | 11-15 | 1,475 | $2,300,000 | $1,560 | $1,768 | Feb 2026 | Resale |
| RIVER ISLES | 19 | OCR | 3 | 06-10 | 1,066 | $1,650,000 | $1,548 | $1,754 | Feb 2026 | Resale |
| RIVER ISLES | 19 | OCR | 3 | 01-05 | 893 | $1,308,000 | $1,464 | $1,659 | Feb 2026 | Resale |
| RIVER ISLES | 19 | OCR | 3 | 11-15 | 1,184 | $1,870,000 | $1,579 | $1,789 | Dec 2025 | Resale |
| RIVER ISLES | 19 | OCR | 3 | 11-15 | 1,227 | $2,080,000 | $1,695 | $1,921 | Dec 2025 | Resale |
| RIVER ISLES | 19 | OCR | 4 | 11-15 | 1,206 | $1,890,000 | $1,568 | $1,777 | Nov 2025 | Resale |
| RIVER ISLES | 19 | OCR | 3 | 01-05 | 1,227 | $1,820,000 | $1,483 | $1,680 | Nov 2025 | Resale |
| RIVER ISLES | 19 | OCR | 3 | 06-10 | 1,227 | $2,018,000 | $1,645 | $1,864 | Oct 2025 | Resale |
| RIVER ISLES | 19 | OCR | 3 | 11-15 | 1,066 | $1,700,000 | $1,595 | $1,807 | Oct 2025 | Resale |
| RIVER ISLES | 19 | OCR | 3 | 01-05 | 893 | $1,308,000 | $1,464 | $1,659 | Oct 2025 | Resale |
| RIVER ISLES | 19 | OCR | 4 | 06-10 | 1,206 | $1,888,000 | $1,566 | $1,774 | Sep 2025 | Resale |
| RIVER ISLES | 19 | OCR | 3 | 01-05 | 893 | $1,286,000 | $1,439 | $1,631 | Sep 2025 | Resale |
| RIVER ISLES | 19 | OCR | 3 | 01-05 | 893 | $1,268,888 | $1,420 | $1,609 | Sep 2025 | Resale |
| RIVER ISLES | 19 | OCR | 4 | 16-20 | 1,475 | $2,250,000 | $1,526 | $1,729 | Sep 2025 | Resale |
| RIVER ISLES | 19 | OCR | 3 | 11-15 | 947 | $1,460,000 | $1,541 | $1,746 | Aug 2025 | Resale |
| RIVER ISLES | 19 | OCR | 3 | 06-10 | 893 | $1,340,000 | $1,500 | $1,700 | Aug 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.