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 |
|---|---|---|---|---|---|---|---|---|---|---|
| RIVERSAILS | 19 | OCR | 2 | 11-15 | 915 | $1,361,888 | $1,489 | $1,694 | Apr 2026 | Resale |
| RIVERSAILS | 19 | OCR | 3 | 16-20 | 1,109 | $1,820,000 | $1,642 | $1,868 | Apr 2026 | Resale |
| RIVERSAILS | 19 | OCR | 2 | 11-15 | 947 | $1,380,000 | $1,457 | $1,658 | Mar 2026 | Resale |
| RIVERSAILS | 19 | OCR | 1 | 06-10 | 517 | $755,000 | $1,461 | $1,662 | Mar 2026 | Resale |
| RIVERSAILS | 19 | OCR | 3 | 06-10 | 1,066 | $1,655,000 | $1,553 | $1,767 | Feb 2026 | Resale |
| RIVERSAILS | 19 | OCR | 2 | 11-15 | 947 | $1,399,998 | $1,478 | $1,682 | Feb 2026 | Resale |
| RIVERSAILS | 19 | OCR | 2 | 01-05 | 947 | $1,345,000 | $1,420 | $1,616 | Jan 2026 | Resale |
| RIVERSAILS | 19 | OCR | 3 | 06-10 | 1,109 | $1,710,000 | $1,542 | $1,754 | Nov 2025 | Resale |
| RIVERSAILS | 19 | OCR | 2 | 16-20 | 915 | $1,335,888 | $1,460 | $1,661 | Nov 2025 | Resale |
| RIVERSAILS | 19 | OCR | 2 | 01-05 | 915 | $1,265,000 | $1,383 | $1,573 | Nov 2025 | Resale |
| RIVERSAILS | 19 | OCR | 3 | 01-05 | 1,378 | $1,890,000 | $1,372 | $1,561 | Nov 2025 | Resale |
| RIVERSAILS | 19 | OCR | 1 | 06-10 | 517 | $760,000 | $1,471 | $1,674 | Oct 2025 | Resale |
| RIVERSAILS | 19 | OCR | 3 | 06-10 | 1,184 | $1,780,000 | $1,503 | $1,710 | Oct 2025 | Resale |
| RIVERSAILS | 19 | OCR | 2 | 16-20 | 883 | $1,290,000 | $1,462 | $1,663 | Oct 2025 | Resale |
| RIVERSAILS | 19 | OCR | 3 | 06-10 | 1,033 | $1,620,000 | $1,568 | $1,784 | Oct 2025 | Resale |
| RIVERSAILS | 19 | OCR | 1 | 01-05 | 506 | $735,000 | $1,453 | $1,653 | Oct 2025 | Resale |
| RIVERSAILS | 19 | OCR | 3 | 06-10 | 1,109 | $1,698,000 | $1,532 | $1,743 | Oct 2025 | Resale |
| RIVERSAILS | 19 | OCR | 2 | 01-05 | 915 | $1,292,000 | $1,412 | $1,606 | Sep 2025 | Resale |
| RIVERSAILS | 19 | OCR | 3 | 06-10 | 1,109 | $1,650,000 | $1,488 | $1,693 | Aug 2025 | Resale |
| RIVERSAILS | 19 | OCR | 3 | 11-15 | 1,109 | $1,680,000 | $1,515 | $1,724 | Aug 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.