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 PLACE | 3 | RCR | 2 | 01-05 | 1,292 | $2,300,000 | $1,781 | $2,211 | Apr 2026 | Resale |
| RIVER PLACE | 3 | RCR | 1 | 06-10 | 797 | $1,480,000 | $1,858 | $2,306 | Apr 2026 | Resale |
| RIVER PLACE | 3 | RCR | 2 | 06-10 | 969 | $1,800,000 | $1,858 | $2,306 | Mar 2026 | Resale |
| RIVER PLACE | 3 | RCR | 1 | 06-10 | 743 | $1,338,800 | $1,803 | $2,238 | Feb 2026 | Resale |
| RIVER PLACE | 3 | RCR | 1 | 06-10 | 850 | $1,550,000 | $1,823 | $2,263 | Feb 2026 | Resale |
| RIVER PLACE | 3 | RCR | 1 | 01-05 | 872 | $1,500,000 | $1,720 | $2,135 | Jan 2026 | Resale |
| RIVER PLACE | 3 | RCR | 2 | 01-05 | 969 | $1,680,000 | $1,734 | $2,152 | Jan 2026 | Resale |
| RIVER PLACE | 3 | RCR | 1 | 01-05 | 1,216 | $2,310,000 | $1,899 | $2,357 | Nov 2025 | Resale |
| RIVER PLACE | 3 | RCR | 3 | 06-10 | 1,281 | $2,560,000 | $1,999 | $2,481 | Nov 2025 | Resale |
| RIVER PLACE | 3 | RCR | 1 | 06-10 | 797 | $1,504,000 | $1,888 | $2,344 | Nov 2025 | Resale |
| RIVER PLACE | 3 | RCR | 3 | 06-10 | 1,582 | $3,030,000 | $1,915 | $2,377 | Oct 2025 | Resale |
| RIVER PLACE | 3 | RCR | 3 | 01-05 | 1,302 | $2,604,000 | $1,999 | $2,481 | Sep 2025 | Resale |
| RIVER PLACE | 3 | RCR | 1 | 01-05 | 797 | $1,388,000 | $1,743 | $2,164 | Sep 2025 | Resale |
| RIVER PLACE | 3 | RCR | 1 | 01-05 | 721 | $1,260,000 | $1,747 | $2,169 | Sep 2025 | Resale |
| RIVER PLACE | 3 | RCR | 1 | 06-10 | 797 | $1,546,888 | $1,942 | $2,411 | Sep 2025 | Resale |
| RIVER PLACE | 3 | RCR | 3 | 01-05 | 1,281 | $2,310,000 | $1,803 | $2,238 | Aug 2025 | Resale |
| RIVER PLACE | 3 | RCR | 3 | 01-05 | 1,281 | $2,335,000 | $1,823 | $2,263 | Jul 2025 | Resale |
| RIVER PLACE | 3 | RCR | 1 | 01-05 | 678 | $1,168,000 | $1,722 | $2,138 | Jul 2025 | Resale |
| RIVER PLACE | 3 | RCR | 1 | 01-05 | 678 | $1,250,000 | $1,843 | $2,288 | Jun 2025 | Resale |
| RIVER PLACE | 3 | RCR | 1 | 01-05 | 1,658 | $2,800,000 | $1,689 | $2,097 | May 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.