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 |
|---|---|---|---|---|---|---|---|---|---|---|
| RIVERBANK @ FERNVALE | 28 | OCR | 3 | 06-10 | 1,044 | $1,620,000 | $1,552 | $1,752 | Apr 2026 | Resale |
| RIVERBANK @ FERNVALE | 28 | OCR | 3 | 01-05 | 1,012 | $1,458,000 | $1,441 | $1,627 | Mar 2026 | Resale |
| RIVERBANK @ FERNVALE | 28 | OCR | 3 | 06-10 | 947 | $1,360,000 | $1,436 | $1,621 | Feb 2026 | Resale |
| RIVERBANK @ FERNVALE | 28 | OCR | 1 | 01-05 | 527 | $805,000 | $1,526 | $1,723 | Jan 2026 | Resale |
| RIVERBANK @ FERNVALE | 28 | OCR | 3 | 16-20 | 1,044 | $1,680,000 | $1,609 | $1,816 | Jan 2026 | Resale |
| RIVERBANK @ FERNVALE | 28 | OCR | 1 | 11-15 | 495 | $760,000 | $1,535 | $1,733 | Dec 2025 | Resale |
| RIVERBANK @ FERNVALE | 28 | OCR | 2 | 06-10 | 710 | $1,025,000 | $1,443 | $1,629 | Dec 2025 | Resale |
| RIVERBANK @ FERNVALE | 28 | OCR | 1 | 06-10 | 495 | $750,000 | $1,515 | $1,710 | Dec 2025 | Resale |
| RIVERBANK @ FERNVALE | 28 | OCR | 4 | 11-15 | 1,238 | $1,900,000 | $1,535 | $1,733 | Dec 2025 | Resale |
| RIVERBANK @ FERNVALE | 28 | OCR | 2 | 06-10 | 689 | $968,000 | $1,405 | $1,586 | Nov 2025 | Resale |
| RIVERBANK @ FERNVALE | 28 | OCR | 2 | 01-05 | 689 | $940,000 | $1,365 | $1,541 | Oct 2025 | Resale |
| RIVERBANK @ FERNVALE | 28 | OCR | 3 | 11-15 | 1,044 | $1,630,000 | $1,561 | $1,762 | Oct 2025 | Resale |
| RIVERBANK @ FERNVALE | 28 | OCR | 5 | 06-10 | 1,389 | $2,180,000 | $1,570 | $1,772 | Sep 2025 | Resale |
| RIVERBANK @ FERNVALE | 28 | OCR | 2 | 06-10 | 710 | $1,025,888 | $1,444 | $1,630 | Sep 2025 | Resale |
| RIVERBANK @ FERNVALE | 28 | OCR | 2 | 06-10 | 710 | $1,030,000 | $1,450 | $1,637 | Aug 2025 | Resale |
| RIVERBANK @ FERNVALE | 28 | OCR | 2 | 01-05 | 1,216 | $1,700,000 | $1,398 | $1,578 | Aug 2025 | Resale |
| RIVERBANK @ FERNVALE | 28 | OCR | 3 | 11-15 | 947 | $1,395,000 | $1,473 | $1,663 | Aug 2025 | Resale |
| RIVERBANK @ FERNVALE | 28 | OCR | 3 | 06-10 | 1,044 | $1,550,000 | $1,485 | $1,676 | Aug 2025 | Resale |
| RIVERBANK @ FERNVALE | 28 | OCR | 2 | 01-05 | 689 | $970,000 | $1,408 | $1,590 | Jul 2025 | Resale |
| RIVERBANK @ FERNVALE | 28 | OCR | 5 | 01-05 | 1,389 | $2,050,000 | $1,476 | $1,666 | Jun 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.