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 |
|---|---|---|---|---|---|---|---|---|---|---|
| RIVERSOUND RESIDENCE | 19 | OCR | 4 | 11-15 | 1,163 | $1,715,000 | $1,475 | $1,678 | Apr 2026 | Resale |
| RIVERSOUND RESIDENCE | 19 | OCR | 4 | 16-20 | 1,345 | $2,030,000 | $1,509 | $1,717 | Apr 2026 | Resale |
| RIVERSOUND RESIDENCE | 19 | OCR | 4 | 01-05 | 1,163 | $1,600,000 | $1,376 | $1,566 | Feb 2026 | Resale |
| RIVERSOUND RESIDENCE | 19 | OCR | 4 | 01-05 | 1,163 | $1,554,000 | $1,337 | $1,521 | Jan 2026 | Resale |
| RIVERSOUND RESIDENCE | 19 | OCR | 3 | 11-15 | 1,066 | $1,550,000 | $1,455 | $1,655 | Jan 2026 | Resale |
| RIVERSOUND RESIDENCE | 19 | OCR | 2 | 16-20 | 753 | $1,110,000 | $1,473 | $1,676 | Dec 2025 | Resale |
| RIVERSOUND RESIDENCE | 19 | OCR | 4 | 11-15 | 1,163 | $1,700,000 | $1,462 | $1,663 | Dec 2025 | Resale |
| RIVERSOUND RESIDENCE | 19 | OCR | 3 | 06-10 | 1,066 | $1,500,888 | $1,408 | $1,602 | Dec 2025 | Resale |
| RIVERSOUND RESIDENCE | 19 | OCR | 4 | 16-20 | 2,508 | $2,650,000 | $1,057 | $1,203 | Nov 2025 | Resale |
| RIVERSOUND RESIDENCE | 19 | OCR | 3 | 16-20 | 904 | $1,348,000 | $1,491 | $1,696 | Sep 2025 | Resale |
| RIVERSOUND RESIDENCE | 19 | OCR | 4 | 06-10 | 1,421 | $2,120,000 | $1,492 | $1,697 | Sep 2025 | Resale |
| RIVERSOUND RESIDENCE | 19 | OCR | 4 | 11-15 | 1,163 | $1,708,000 | $1,469 | $1,671 | Sep 2025 | Resale |
| RIVERSOUND RESIDENCE | 19 | OCR | 1 | 01-05 | 474 | $665,000 | $1,404 | $1,597 | Sep 2025 | Resale |
| RIVERSOUND RESIDENCE | 19 | OCR | 1 | 06-10 | 474 | $720,000 | $1,520 | $1,729 | Sep 2025 | Resale |
| RIVERSOUND RESIDENCE | 19 | OCR | 4 | 01-05 | 1,259 | $1,668,000 | $1,324 | $1,506 | Sep 2025 | Resale |
| RIVERSOUND RESIDENCE | 19 | OCR | 4 | 06-10 | 1,163 | $1,660,000 | $1,428 | $1,625 | Sep 2025 | Resale |
| RIVERSOUND RESIDENCE | 19 | OCR | 3 | 16-20 | 2,196 | $2,250,000 | $1,025 | $1,166 | Aug 2025 | Resale |
| RIVERSOUND RESIDENCE | 19 | OCR | 2 | 06-10 | 753 | $1,050,000 | $1,394 | $1,586 | Aug 2025 | Resale |
| RIVERSOUND RESIDENCE | 19 | OCR | 3 | 11-15 | 904 | $1,419,888 | $1,570 | $1,786 | Aug 2025 | Resale |
| RIVERSOUND RESIDENCE | 19 | OCR | 1 | 01-05 | 474 | $720,000 | $1,520 | $1,729 | Jul 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.