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 |
|---|---|---|---|---|---|---|---|---|---|---|
| RIVERCOVE RESIDENCES | 19 | OCR | 3 | 11-15 | 904 | $1,480,000 | $1,637 | $1,828 | Apr 2026 | Resale |
| RIVERCOVE RESIDENCES | 19 | OCR | 3 | 11-15 | 904 | $1,468,000 | $1,624 | $1,814 | Apr 2026 | Resale |
| RIVERCOVE RESIDENCES | 19 | OCR | 3 | 01-05 | 904 | $1,400,000 | $1,548 | $1,729 | Apr 2026 | Resale |
| RIVERCOVE RESIDENCES | 19 | OCR | 3 | 11-15 | 904 | $1,470,000 | $1,626 | $1,816 | Apr 2026 | Resale |
| RIVERCOVE RESIDENCES | 19 | OCR | 3 | 06-10 | 958 | $1,580,000 | $1,649 | $1,841 | Mar 2026 | Resale |
| RIVERCOVE RESIDENCES | 19 | OCR | 3 | 06-10 | 958 | $1,565,000 | $1,634 | $1,825 | Mar 2026 | Resale |
| RIVERCOVE RESIDENCES | 19 | OCR | 4 | 11-15 | 1,184 | $2,000,000 | $1,689 | $1,886 | Mar 2026 | Resale |
| RIVERCOVE RESIDENCES | 19 | OCR | 3 | 01-05 | 904 | $1,420,000 | $1,571 | $1,754 | Mar 2026 | Resale |
| RIVERCOVE RESIDENCES | 19 | OCR | 4 | 01-05 | 1,184 | $1,900,000 | $1,605 | $1,792 | Mar 2026 | Resale |
| RIVERCOVE RESIDENCES | 19 | OCR | 3 | 01-05 | 958 | $1,568,888 | $1,638 | $1,829 | Mar 2026 | Resale |
| RIVERCOVE RESIDENCES | 19 | OCR | 3 | 06-10 | 1,109 | $1,850,000 | $1,669 | $1,864 | Feb 2026 | Resale |
| RIVERCOVE RESIDENCES | 19 | OCR | 3 | 11-15 | 904 | $1,440,000 | $1,593 | $1,779 | Feb 2026 | Resale |
| RIVERCOVE RESIDENCES | 19 | OCR | 3 | 06-10 | 958 | $1,588,000 | $1,658 | $1,852 | Feb 2026 | Resale |
| RIVERCOVE RESIDENCES | 19 | OCR | 3 | 11-15 | 1,109 | $1,835,000 | $1,655 | $1,848 | Feb 2026 | Resale |
| RIVERCOVE RESIDENCES | 19 | OCR | 3 | 16-20 | 904 | $1,500,000 | $1,659 | $1,853 | Feb 2026 | Resale |
| RIVERCOVE RESIDENCES | 19 | OCR | 3 | 06-10 | 904 | $1,435,000 | $1,587 | $1,772 | Feb 2026 | Resale |
| RIVERCOVE RESIDENCES | 19 | OCR | 3 | 16-20 | 1,076 | $1,810,000 | $1,682 | $1,878 | Feb 2026 | Resale |
| RIVERCOVE RESIDENCES | 19 | OCR | 3 | 01-05 | 1,076 | $1,718,000 | $1,596 | $1,782 | Feb 2026 | Resale |
| RIVERCOVE RESIDENCES | 19 | OCR | 4 | 01-05 | 1,184 | $1,878,000 | $1,586 | $1,771 | Feb 2026 | Resale |
| RIVERCOVE RESIDENCES | 19 | OCR | 3 | 01-05 | 1,076 | $1,750,000 | $1,626 | $1,816 | Jan 2026 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.