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 MODERN | 9 | CCR | 4 | 06-10 | 1,830 | $5,967,000 | $3,261 | $3,400 | Apr 2026 | New Sale |
| RIVER MODERN | 9 | CCR | 2 | 01-05 | 646 | $1,993,000 | $3,086 | $3,218 | Apr 2026 | New Sale |
| RIVER MODERN | 9 | CCR | 4 | 01-05 | 1,830 | $6,096,000 | $3,331 | $3,473 | Apr 2026 | New Sale |
| RIVER MODERN | 9 | CCR | 4 | 31-35 | 1,830 | $6,897,000 | $3,769 | $3,930 | Apr 2026 | New Sale |
| RIVER MODERN | 9 | CCR | 3 | 31-35 | 1,109 | $4,251,000 | $3,834 | $3,998 | Apr 2026 | New Sale |
| RIVER MODERN | 9 | CCR | 2 | 11-15 | 538 | $1,686,000 | $3,133 | $3,267 | Apr 2026 | New Sale |
| RIVER MODERN | 9 | CCR | 2 | 21-25 | 538 | $1,795,000 | $3,335 | $3,478 | Apr 2026 | New Sale |
| RIVER MODERN | 9 | CCR | 4 | 26-30 | 1,830 | $6,611,000 | $3,613 | $3,767 | Apr 2026 | New Sale |
| RIVER MODERN | 9 | CCR | 3 | 06-10 | 1,109 | $3,729,000 | $3,363 | $3,507 | Apr 2026 | New Sale |
| RIVER MODERN | 9 | CCR | 4 | 21-25 | 1,830 | $6,583,000 | $3,598 | $3,752 | Apr 2026 | New Sale |
| RIVER MODERN | 9 | CCR | 2 | 26-30 | 689 | $2,373,000 | $3,445 | $3,626 | Mar 2026 | New Sale |
| RIVER MODERN | 9 | CCR | 3 | 16-20 | 893 | $2,844,000 | $3,183 | $3,351 | Mar 2026 | New Sale |
| RIVER MODERN | 9 | CCR | 2 | 26-30 | 678 | $2,336,000 | $3,445 | $3,626 | Mar 2026 | New Sale |
| RIVER MODERN | 9 | CCR | 3 | 16-20 | 1,098 | $3,640,000 | $3,315 | $3,489 | Mar 2026 | New Sale |
| RIVER MODERN | 9 | CCR | 3 | 01-05 | 904 | $2,689,000 | $2,974 | $3,131 | Mar 2026 | New Sale |
| RIVER MODERN | 9 | CCR | 3 | 16-20 | 1,098 | $3,677,000 | $3,349 | $3,525 | Mar 2026 | New Sale |
| RIVER MODERN | 9 | CCR | 3 | 26-30 | 904 | $3,051,000 | $3,374 | $3,552 | Mar 2026 | New Sale |
| RIVER MODERN | 9 | CCR | 3 | 06-10 | 893 | $2,720,000 | $3,045 | $3,205 | Mar 2026 | New Sale |
| RIVER MODERN | 9 | CCR | 2 | 01-05 | 646 | $1,898,000 | $2,939 | $3,094 | Mar 2026 | New Sale |
| RIVER MODERN | 9 | CCR | 3 | 01-05 | 1,098 | $3,431,000 | $3,125 | $3,289 | 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.