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 |
|---|---|---|---|---|---|---|---|---|---|---|
| RIVERPARC RESIDENCE | 19 | OCR | 4 | 11-15 | 1,485 | $2,320,000 | $1,562 | $1,784 | Mar 2026 | Resale |
| RIVERPARC RESIDENCE | 19 | OCR | 3 | 06-10 | 990 | $1,410,000 | $1,424 | $1,627 | Mar 2026 | Resale |
| RIVERPARC RESIDENCE | 19 | OCR | 3 | 01-05 | 990 | $1,428,000 | $1,442 | $1,647 | Mar 2026 | Resale |
| RIVERPARC RESIDENCE | 19 | OCR | 3 | 01-05 | 1,270 | $1,680,000 | $1,323 | $1,511 | Feb 2026 | Resale |
| RIVERPARC RESIDENCE | 19 | OCR | 4 | 06-10 | 1,345 | $1,960,000 | $1,457 | $1,665 | Feb 2026 | Resale |
| RIVERPARC RESIDENCE | 19 | OCR | 3 | 11-15 | 1,076 | $1,635,000 | $1,519 | $1,735 | Jan 2026 | Resale |
| RIVERPARC RESIDENCE | 19 | OCR | 3 | 06-10 | 1,076 | $1,540,000 | $1,431 | $1,635 | Dec 2025 | Resale |
| RIVERPARC RESIDENCE | 19 | OCR | 3 | 01-05 | 1,238 | $1,720,000 | $1,390 | $1,588 | Dec 2025 | Resale |
| RIVERPARC RESIDENCE | 19 | OCR | 3 | 06-10 | 1,076 | $1,590,000 | $1,477 | $1,687 | Nov 2025 | Resale |
| RIVERPARC RESIDENCE | 19 | OCR | 3 | 06-10 | 1,076 | $1,588,000 | $1,475 | $1,685 | Nov 2025 | Resale |
| RIVERPARC RESIDENCE | 19 | OCR | 3 | 01-05 | 1,356 | $1,738,888 | $1,282 | $1,465 | Nov 2025 | Resale |
| RIVERPARC RESIDENCE | 19 | OCR | 4 | 01-05 | 1,755 | $2,468,000 | $1,407 | $1,607 | Oct 2025 | Resale |
| RIVERPARC RESIDENCE | 19 | OCR | 3 | 01-05 | 1,227 | $1,730,000 | $1,410 | $1,611 | Aug 2025 | Resale |
| RIVERPARC RESIDENCE | 19 | OCR | 3 | 01-05 | 1,076 | $1,560,000 | $1,449 | $1,655 | Aug 2025 | Resale |
| RIVERPARC RESIDENCE | 19 | OCR | 4 | 01-05 | 1,345 | $1,930,000 | $1,434 | $1,638 | Aug 2025 | Resale |
| RIVERPARC RESIDENCE | 19 | OCR | 4 | 11-15 | 1,345 | $2,000,000 | $1,486 | $1,698 | Jul 2025 | Resale |
| RIVERPARC RESIDENCE | 19 | OCR | 3 | 06-10 | 1,076 | $1,650,000 | $1,533 | $1,751 | Jun 2025 | Resale |
| RIVERPARC RESIDENCE | 19 | OCR | 4* | 01-05 | 1,528 | $1,950,000 | $1,276 | $1,458 | May 2025 | Resale |
| RIVERPARC RESIDENCE | 19 | OCR | 3 | 01-05 | 990 | $1,350,000 | $1,363 | $1,557 | May 2025 | Resale |
| RIVERPARC RESIDENCE | 19 | OCR | 4 | 06-10 | 1,485 | $2,280,000 | $1,535 | $1,754 | May 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.