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 |
|---|---|---|---|---|---|---|---|---|---|---|
| RIVEREDGE | 15 | RCR | 3 | 16-20 | 1,335 | $2,658,000 | $1,991 | $2,342 | Mar 2026 | Resale |
| RIVEREDGE | 15 | RCR | 4 | 06-10 | 1,604 | $3,220,000 | $2,008 | $2,362 | Mar 2026 | Resale |
| RIVEREDGE | 15 | RCR | 2 | 01-05 | 1,066 | $1,710,000 | $1,605 | $1,888 | Feb 2026 | Resale |
| RIVEREDGE | 15 | RCR | 3 | 01-05 | 1,410 | $2,680,000 | $1,901 | $2,236 | Jan 2026 | Resale |
| RIVEREDGE | 15 | RCR | 3 | 01-05 | 1,335 | $2,440,000 | $1,828 | $2,150 | May 2025 | Resale |
| RIVEREDGE | 15 | RCR | 3 | 11-15 | 1,335 | $2,628,000 | $1,969 | $2,316 | Mar 2025 | Resale |
| RIVEREDGE | 15 | RCR | 3 | 06-10 | 1,593 | $2,500,000 | $1,569 | $1,845 | Mar 2025 | Resale |
| RIVEREDGE | 15 | RCR | 2 | 06-10 | 1,066 | $1,600,000 | $1,501 | $1,765 | Jan 2025 | Resale |
| RIVEREDGE | 15 | RCR | 4 | 11-15 | 1,604 | $3,188,000 | $1,988 | $2,338 | Jan 2025 | Resale |
| RIVEREDGE | 15 | RCR | 4 | 06-10 | 1,604 | $3,150,000 | $1,964 | $2,310 | Sep 2024 | Resale |
| RIVEREDGE | 15 | RCR | 2 | 06-10 | 980 | $1,630,000 | $1,664 | $1,957 | May 2024 | Resale |
| RIVEREDGE | 15 | RCR | 3 | 06-10 | 1,335 | $2,388,000 | $1,789 | $2,104 | Feb 2024 | Resale |
| RIVEREDGE | 15 | RCR | 4 | 16-20 | 1,884 | $3,900,000 | $2,070 | $2,435 | Oct 2023 | Resale |
| RIVEREDGE | 15 | RCR | 3 | 01-05 | 1,453 | $2,520,000 | $1,734 | $2,039 | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.