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 |
|---|---|---|---|---|---|---|---|---|---|---|
| RIVERIA GARDENS | 9 | CCR | 3* | 06-10 | 969 | $2,380,000 | $2,457 | $2,457 | Feb 2026 | Resale |
| RIVERIA GARDENS | 9 | CCR | 3* | 21-25 | 969 | $2,388,000 | $2,465 | $2,465 | Feb 2026 | Resale |
| RIVERIA GARDENS | 9 | CCR | 4* | 11-15 | 1,432 | $3,500,000 | $2,445 | $2,445 | Oct 2025 | Resale |
| RIVERIA GARDENS | 9 | CCR | 4* | 01-05 | 1,432 | $3,350,000 | $2,340 | $2,340 | May 2025 | Resale |
| RIVERIA GARDENS | 9 | CCR | 4* | 21-25 | 1,432 | $3,550,000 | $2,480 | $2,480 | Apr 2025 | Resale |
| RIVERIA GARDENS | 9 | CCR | 4* | 21-25 | 1,432 | $3,568,000 | $2,492 | $2,492 | Oct 2024 | Resale |
| RIVERIA GARDENS | 9 | CCR | 4* | 06-10 | 1,432 | $3,480,000 | $2,431 | $2,431 | Sep 2024 | Resale |
| RIVERIA GARDENS | 9 | CCR | 3* | 16-20 | 969 | $2,388,000 | $2,465 | $2,465 | Sep 2024 | Resale |
| RIVERIA GARDENS | 9 | CCR | 3* | 01-05 | 969 | $2,350,000 | $2,426 | $2,426 | Jul 2023 | Resale |
| RIVERIA GARDENS | 9 | CCR | 3* | 16-20 | 969 | $2,400,000 | $2,477 | $2,477 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.