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 |
|---|---|---|---|---|---|---|---|---|---|---|
| RIVERFRONT RESIDENCES | 19 | OCR | 1 | 01-05 | 463 | $740,000 | $1,599 | $1,775 | May 2026 | Resale |
| RIVERFRONT RESIDENCES | 19 | OCR | 3 | 11-15 | 872 | $1,550,000 | $1,778 | $1,974 | May 2026 | Resale |
| RIVERFRONT RESIDENCES | 19 | OCR | 2 | 11-15 | 721 | $1,290,000 | $1,789 | $1,986 | May 2026 | Resale |
| RIVERFRONT RESIDENCES | 19 | OCR | 3 | 06-10 | 1,066 | $1,950,000 | $1,830 | $2,032 | May 2026 | Resale |
| RIVERFRONT RESIDENCES | 19 | OCR | 3 | 06-10 | 1,109 | $2,108,000 | $1,901 | $2,111 | May 2026 | Resale |
| RIVERFRONT RESIDENCES | 19 | OCR | 3 | 01-05 | 915 | $1,500,000 | $1,639 | $1,820 | May 2026 | Resale |
| RIVERFRONT RESIDENCES | 19 | OCR | 2 | 01-05 | 614 | $1,088,888 | $1,775 | $1,971 | May 2026 | Resale |
| RIVERFRONT RESIDENCES | 19 | OCR | 2 | 06-10 | 614 | $1,080,000 | $1,760 | $1,954 | May 2026 | Resale |
| RIVERFRONT RESIDENCES | 19 | OCR | 2 | 06-10 | 721 | $1,280,000 | $1,775 | $1,971 | May 2026 | Resale |
| RIVERFRONT RESIDENCES | 19 | OCR | 2 | 11-15 | 614 | $1,050,000 | $1,711 | $1,900 | May 2026 | Resale |
| RIVERFRONT RESIDENCES | 19 | OCR | 3 | 06-10 | 1,109 | $2,130,000 | $1,921 | $2,133 | Apr 2026 | Resale |
| RIVERFRONT RESIDENCES | 19 | OCR | 3 | 01-05 | 1,066 | $1,978,000 | $1,856 | $2,061 | Apr 2026 | Resale |
| RIVERFRONT RESIDENCES | 19 | OCR | 1 | 06-10 | 463 | $765,000 | $1,653 | $1,835 | Apr 2026 | Resale |
| RIVERFRONT RESIDENCES | 19 | OCR | 1 | 06-10 | 463 | $760,000 | $1,642 | $1,823 | Apr 2026 | Resale |
| RIVERFRONT RESIDENCES | 19 | OCR | 1 | 01-05 | 463 | $768,000 | $1,659 | $1,842 | Apr 2026 | Resale |
| RIVERFRONT RESIDENCES | 19 | OCR | 3 | 11-15 | 1,066 | $1,980,000 | $1,858 | $2,063 | Apr 2026 | Resale |
| RIVERFRONT RESIDENCES | 19 | OCR | 1 | 01-05 | 463 | $740,000 | $1,599 | $1,775 | Apr 2026 | Resale |
| RIVERFRONT RESIDENCES | 19 | OCR | 3 | 06-10 | 1,066 | $2,030,000 | $1,905 | $2,115 | Apr 2026 | Resale |
| RIVERFRONT RESIDENCES | 19 | OCR | 1 | 11-15 | 517 | $820,288 | $1,588 | $1,763 | Apr 2026 | Resale |
| RIVERFRONT RESIDENCES | 19 | OCR | 2 | 11-15 | 614 | $1,155,000 | $1,883 | $2,091 | Apr 2026 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.