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 |
|---|---|---|---|---|---|---|---|---|---|---|
| RIVERTREES RESIDENCES | 28 | OCR | 3 | 16-20 | 1,410 | $2,380,000 | $1,688 | $1,906 | Apr 2026 | Resale |
| RIVERTREES RESIDENCES | 28 | OCR | 2 | 11-15 | 581 | $918,000 | $1,579 | $1,783 | Apr 2026 | Resale |
| RIVERTREES RESIDENCES | 28 | OCR | 2 | 01-05 | 732 | $1,120,000 | $1,530 | $1,727 | Apr 2026 | Resale |
| RIVERTREES RESIDENCES | 28 | OCR | 3 | 01-05 | 1,270 | $2,060,000 | $1,622 | $1,831 | Feb 2026 | Resale |
| RIVERTREES RESIDENCES | 28 | OCR | 3 | 06-10 | 947 | $1,485,000 | $1,568 | $1,770 | Feb 2026 | Resale |
| RIVERTREES RESIDENCES | 28 | OCR | 3 | 16-20 | 1,410 | $2,380,000 | $1,688 | $1,906 | Nov 2025 | Resale |
| RIVERTREES RESIDENCES | 28 | OCR | 3 | 11-15 | 1,119 | $1,842,000 | $1,645 | $1,857 | Oct 2025 | Resale |
| RIVERTREES RESIDENCES | 28 | OCR | 2 | 11-15 | 581 | $870,000 | $1,497 | $1,690 | Sep 2025 | Resale |
| RIVERTREES RESIDENCES | 28 | OCR | 3 | 11-15 | 1,119 | $1,830,000 | $1,635 | $1,846 | Sep 2025 | Resale |
| RIVERTREES RESIDENCES | 28 | OCR | 2 | 16-20 | 732 | $1,200,000 | $1,639 | $1,850 | Aug 2025 | Resale |
| RIVERTREES RESIDENCES | 28 | OCR | 3 | 01-05 | 1,023 | $1,650,000 | $1,614 | $1,822 | Aug 2025 | Resale |
| RIVERTREES RESIDENCES | 28 | OCR | 2 | 06-10 | 732 | $1,190,000 | $1,626 | $1,836 | Aug 2025 | Resale |
| RIVERTREES RESIDENCES | 28 | OCR | 4 | 06-10 | 1,356 | $2,200,000 | $1,622 | $1,831 | Jul 2025 | Resale |
| RIVERTREES RESIDENCES | 28 | OCR | 2 | 16-20 | 700 | $1,050,000 | $1,501 | $1,695 | Jun 2025 | Resale |
| RIVERTREES RESIDENCES | 28 | OCR | 2 | 11-15 | 732 | $1,113,888 | $1,522 | $1,718 | May 2025 | Resale |
| RIVERTREES RESIDENCES | 28 | OCR | 2 | 16-20 | 732 | $1,165,000 | $1,592 | $1,797 | May 2025 | Resale |
| RIVERTREES RESIDENCES | 28 | OCR | 3 | 21-25 | 1,270 | $2,175,000 | $1,712 | $1,933 | May 2025 | Resale |
| RIVERTREES RESIDENCES | 28 | OCR | 2 | 06-10 | 700 | $1,045,000 | $1,494 | $1,687 | Apr 2025 | Resale |
| RIVERTREES RESIDENCES | 28 | OCR | 3 | 16-20 | 1,119 | $1,790,000 | $1,599 | $1,805 | Apr 2025 | Resale |
| RIVERTREES RESIDENCES | 28 | OCR | 2 | 01-05 | 581 | $855,000 | $1,471 | $1,661 | Apr 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.