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 | Apr 2026 | Resale |
| RIVERFRONT RESIDENCES | 19 | OCR | 2 | 06-10 | 614 | $1,078,000 | $1,757 | $1,951 | 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 | 3 | 06-10 | 1,066 | $2,030,000 | $1,905 | $2,115 | 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 | 01-05 | 915 | $1,588,000 | $1,736 | $1,928 | Mar 2026 | Resale |
| RIVERFRONT RESIDENCES | 19 | OCR | 2 | 01-05 | 603 | $970,000 | $1,609 | $1,787 | Mar 2026 | Resale |
| RIVERFRONT RESIDENCES | 19 | OCR | 3 | 11-15 | 872 | $1,540,000 | $1,766 | $1,961 | Mar 2026 | Resale |
| RIVERFRONT RESIDENCES | 19 | OCR | 4* | 01-05 | 1,485 | $2,820,000 | $1,898 | $2,107 | Mar 2026 | Resale |
| RIVERFRONT RESIDENCES | 19 | OCR | 2 | 06-10 | 721 | $1,280,000 | $1,775 | $1,971 | Mar 2026 | Resale |
| RIVERFRONT RESIDENCES | 19 | OCR | 1 | 06-10 | 517 | $810,000 | $1,568 | $1,741 | Mar 2026 | Resale |
| RIVERFRONT RESIDENCES | 19 | OCR | 3 | 06-10 | 915 | $1,615,000 | $1,765 | $1,960 | Mar 2026 | Resale |
| RIVERFRONT RESIDENCES | 19 | OCR | 2 | 11-15 | 721 | $1,288,000 | $1,786 | $1,983 | Mar 2026 | Resale |
| RIVERFRONT RESIDENCES | 19 | OCR | 3 | 16-20 | 1,249 | $2,128,000 | $1,704 | $1,892 | Feb 2026 | Resale |
| RIVERFRONT RESIDENCES | 19 | OCR | 2 | 06-10 | 614 | $1,075,000 | $1,752 | $1,945 | Feb 2026 | Resale |
| RIVERFRONT RESIDENCES | 19 | OCR | 5* | 11-15 | 1,679 | $2,980,000 | $1,775 | $1,971 | Feb 2026 | Resale |
| RIVERFRONT RESIDENCES | 19 | OCR | 2 | 06-10 | 721 | $1,260,000 | $1,747 | $1,940 | Feb 2026 | Resale |
| RIVERFRONT RESIDENCES | 19 | OCR | 3 | 16-20 | 1,109 | $2,138,000 | $1,928 | $2,141 | Feb 2026 | Resale |
| RIVERFRONT RESIDENCES | 19 | OCR | 1 | 11-15 | 517 | $835,000 | $1,616 | $1,794 | Jan 2026 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.