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 |
|---|---|---|---|---|---|---|---|---|---|---|
| RIVERGATE | 9 | CCR | 3 | 31-35 | 1,507 | $4,762,000 | $3,160 | $3,160 | Apr 2026 | Resale |
| RIVERGATE | 9 | CCR | 2 | 26-30 | 1,033 | $3,100,000 | $3,000 | $3,000 | Jan 2026 | Resale |
| RIVERGATE | 9 | CCR | 3 | 26-30 | 1,507 | $4,628,000 | $3,071 | $3,071 | Jan 2026 | Resale |
| RIVERGATE | 9 | CCR | 3 | 11-15 | 1,733 | $5,350,000 | $3,087 | $3,087 | Nov 2025 | Resale |
| RIVERGATE | 9 | CCR | 4 | 21-25 | 2,077 | $6,138,000 | $2,955 | $2,955 | Sep 2025 | Resale |
| RIVERGATE | 9 | CCR | 3 | 16-20 | 1,604 | $4,540,000 | $2,831 | $2,831 | Sep 2025 | Resale |
| RIVERGATE | 9 | CCR | 2 | 06-10 | 1,023 | $3,038,000 | $2,971 | $2,971 | Aug 2025 | Resale |
| RIVERGATE | 9 | CCR | 3 | 11-15 | 1,604 | $4,475,000 | $2,790 | $2,790 | Jul 2025 | Resale |
| RIVERGATE | 9 | CCR | 3 | 06-10 | 1,528 | $4,200,000 | $2,748 | $2,748 | Jul 2025 | Resale |
| RIVERGATE | 9 | CCR | 2 | 11-15 | 1,023 | $3,050,000 | $2,983 | $2,983 | Jul 2025 | Resale |
| RIVERGATE | 9 | CCR | 4 | 21-25 | 2,088 | $6,188,000 | $2,963 | $2,963 | Jun 2025 | Resale |
| RIVERGATE | 9 | CCR | 4 | 11-15 | 2,077 | $5,900,000 | $2,840 | $2,840 | Jun 2025 | Resale |
| RIVERGATE | 9 | CCR | 3 | 06-10 | 1,722 | $5,060,000 | $2,938 | $2,938 | Jun 2025 | Resale |
| RIVERGATE | 9 | CCR | 2 | 31-35 | 1,033 | $3,100,000 | $3,000 | $3,000 | Apr 2025 | Resale |
| RIVERGATE | 9 | CCR | 4 | 31-35 | 2,077 | $6,150,000 | $2,960 | $2,960 | Jan 2025 | Resale |
| RIVERGATE | 9 | CCR | 4 | 06-10 | 2,077 | $5,800,000 | $2,792 | $2,792 | Dec 2024 | Resale |
| RIVERGATE | 9 | CCR | 4 | 06-10 | 1,894 | $5,750,000 | $3,035 | $3,035 | Dec 2024 | Resale |
| RIVERGATE | 9 | CCR | 4 | 26-30 | 2,077 | $6,168,000 | $2,969 | $2,969 | Dec 2024 | Resale |
| RIVERGATE | 9 | CCR | 2 | 11-15 | 1,044 | $2,956,000 | $2,831 | $2,831 | Nov 2024 | Resale |
| RIVERGATE | 9 | CCR | 2 | 06-10 | 1,023 | $2,950,000 | $2,885 | $2,885 | Oct 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.