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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| RIVERCOVE RESIDENCES | 19 | OCR | 4 | 06-10 | 1,216 | $2,070,888 | $1,703 | $1,902 | May 2026 | Resale |
| RIVERCOVE RESIDENCES | 19 | OCR | 3 | 01-05 | 1,076 | $1,700,000 | $1,579 | $1,763 | May 2026 | Resale |
| RIVERCOVE RESIDENCES | 19 | OCR | 3 | 01-05 | 904 | $1,415,000 | $1,565 | $1,748 | May 2026 | Resale |
| RIVERCOVE RESIDENCES | 19 | OCR | 3 | 11-15 | 958 | $1,560,000 | $1,628 | $1,818 | May 2026 | Resale |
| RIVERCOVE RESIDENCES | 19 | OCR | 3 | 01-05 | 1,109 | $1,780,000 | $1,606 | $1,793 | May 2026 | Resale |
| RIVERCOVE RESIDENCES | 19 | OCR | 3 | 11-15 | 1,109 | $1,835,000 | $1,655 | $1,848 | May 2026 | Resale |
| RIVERCOVE RESIDENCES | 19 | OCR | 3 | 01-05 | 958 | $1,570,000 | $1,639 | $1,830 | May 2026 | Resale |
| RIVERCOVE RESIDENCES | 19 | OCR | 3 | 06-10 | 958 | $1,600,000 | $1,670 | $1,865 | May 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 | $1,468,000 | $1,624 | $1,814 | Apr 2026 | Resale |
| RIVERCOVE RESIDENCES | 19 | OCR | 3 | 01-05 | 1,109 | $1,720,000 | $1,551 | $1,732 | Apr 2026 | Resale |
| RIVERCOVE RESIDENCES | 19 | OCR | 3 | 11-15 | 958 | $1,595,000 | $1,665 | $1,859 | Apr 2026 | Resale |
| RIVERCOVE RESIDENCES | 19 | OCR | 3 | 06-10 | 958 | $1,570,000 | $1,639 | $1,830 | Apr 2026 | Resale |
| 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 | $1,470,000 | $1,626 | $1,816 | Apr 2026 | Resale |
| RIVERCOVE RESIDENCES | 19 | OCR | 4 | 16-20 | 1,184 | $2,088,000 | $1,763 | $1,969 | 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 | 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 |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.