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 |
|---|---|---|---|---|---|---|---|---|---|---|
| RIVERBAY | 12 | RCR | 3 | 11-15 | 947 | $1,520,000 | $1,605 | $1,689 | Apr 2026 | Resale |
| RIVERBAY | 12 | RCR | 1 | 16-20 | 388 | $650,000 | $1,677 | $1,765 | Mar 2026 | Resale |
| RIVERBAY | 12 | RCR | 2 | 21-25 | 646 | $1,010,000 | $1,564 | $1,646 | Mar 2026 | Resale |
| RIVERBAY | 12 | RCR | 3 | 21-25 | 958 | $1,600,000 | $1,670 | $1,758 | Feb 2026 | Resale |
| RIVERBAY | 12 | RCR | 3 | 06-10 | 926 | $1,515,000 | $1,637 | $1,723 | Feb 2026 | Resale |
| RIVERBAY | 12 | RCR | 2 | 06-10 | 657 | $998,000 | $1,520 | $1,600 | Jan 2026 | Resale |
| RIVERBAY | 12 | RCR | 1 | 21-25 | 517 | $798,000 | $1,545 | $1,626 | Oct 2025 | Resale |
| RIVERBAY | 12 | RCR | 3 | 21-25 | 926 | $1,578,000 | $1,705 | $1,795 | Oct 2025 | Resale |
| RIVERBAY | 12 | RCR | 3 | 16-20 | 947 | $1,543,888 | $1,630 | $1,716 | Aug 2025 | Resale |
| RIVERBAY | 12 | RCR | 2 | 11-15 | 657 | $1,030,000 | $1,569 | $1,652 | Jul 2025 | Resale |
| RIVERBAY | 12 | RCR | 2 | 21-25 | 786 | $1,222,000 | $1,555 | $1,637 | Jul 2025 | Resale |
| RIVERBAY | 12 | RCR | 3 | 16-20 | 947 | $1,508,000 | $1,592 | $1,676 | Jun 2025 | Resale |
| RIVERBAY | 12 | RCR | 2 | 11-15 | 786 | $1,170,000 | $1,489 | $1,567 | Apr 2025 | Resale |
| RIVERBAY | 12 | RCR | 1 | 21-25 | 388 | $640,000 | $1,652 | $1,739 | Mar 2025 | Resale |
| RIVERBAY | 12 | RCR | 3 | 16-20 | 947 | $1,508,000 | $1,592 | $1,676 | Feb 2025 | Resale |
| RIVERBAY | 12 | RCR | 1 | 16-20 | 517 | $800,000 | $1,548 | $1,629 | Nov 2024 | Resale |
| RIVERBAY | 12 | RCR | 2 | 16-20 | 753 | $1,170,000 | $1,553 | $1,635 | Sep 2024 | Resale |
| RIVERBAY | 12 | RCR | 2 | 11-15 | 657 | $1,000,000 | $1,523 | $1,603 | May 2024 | Resale |
| RIVERBAY | 12 | RCR | 1 | 11-15 | 517 | $790,000 | $1,529 | $1,609 | Apr 2024 | Resale |
| RIVERBAY | 12 | RCR | 1 | 16-20 | 517 | $800,000 | $1,548 | $1,629 | Apr 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.