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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| RIVERTREES RESIDENCES | 28 | OCR | 3 | 06-10 | 1,119 | $1,818,000 | $1,624 | — | May 2026 | Resale |
| RIVERTREES RESIDENCES | 28 | OCR | 1 | 21-25 | 506 | $828,000 | $1,637 | — | Apr 2026 | Resale |
| RIVERTREES RESIDENCES | 28 | OCR | 2 | 06-10 | 710 | $1,080,000 | $1,520 | — | Apr 2026 | Resale |
| RIVERTREES RESIDENCES | 28 | OCR | 2 | 01-05 | 732 | $1,120,000 | $1,530 | — | Apr 2026 | Resale |
| RIVERTREES RESIDENCES | 28 | OCR | 2 | 11-15 | 581 | $918,000 | $1,579 | — | Apr 2026 | Resale |
| RIVERTREES RESIDENCES | 28 | OCR | 3 | 16-20 | 1,410 | $2,380,000 | $1,688 | — | Apr 2026 | Resale |
| RIVERTREES RESIDENCES | 28 | OCR | 2 | 16-20 | 700 | $1,110,000 | $1,586 | — | Apr 2026 | Resale |
| RIVERTREES RESIDENCES | 28 | OCR | 2 | 16-20 | 581 | $895,000 | $1,540 | — | Apr 2026 | Resale |
| RIVERTREES RESIDENCES | 28 | OCR | 3 | 16-20 | 1,270 | $2,156,000 | $1,697 | — | Feb 2026 | Resale |
| RIVERTREES RESIDENCES | 28 | OCR | 3 | 01-05 | 1,270 | $2,060,000 | $1,622 | — | Feb 2026 | Resale |
| RIVERTREES RESIDENCES | 28 | OCR | 3 | 06-10 | 947 | $1,485,000 | $1,568 | — | Feb 2026 | Resale |
| RIVERTREES RESIDENCES | 28 | OCR | 3 | 16-20 | 1,410 | $2,380,000 | $1,688 | — | Nov 2025 | Resale |
| RIVERTREES RESIDENCES | 28 | OCR | 3 | 11-15 | 1,119 | $1,842,000 | $1,645 | — | Oct 2025 | Resale |
| RIVERTREES RESIDENCES | 28 | OCR | 2 | 11-15 | 581 | $870,000 | $1,497 | — | Sep 2025 | Resale |
| RIVERTREES RESIDENCES | 28 | OCR | 3 | 11-15 | 1,119 | $1,830,000 | $1,635 | — | Sep 2025 | Resale |
| RIVERTREES RESIDENCES | 28 | OCR | 2 | 06-10 | 732 | $1,190,000 | $1,626 | — | Aug 2025 | Resale |
| RIVERTREES RESIDENCES | 28 | OCR | 3 | 01-05 | 1,023 | $1,650,000 | $1,614 | — | Aug 2025 | Resale |
| RIVERTREES RESIDENCES | 28 | OCR | 2 | 16-20 | 732 | $1,200,000 | $1,639 | — | Aug 2025 | Resale |
| RIVERTREES RESIDENCES | 28 | OCR | 4 | 06-10 | 1,356 | $2,200,000 | $1,622 | — | Jul 2025 | Resale |
| RIVERTREES RESIDENCES | 28 | OCR | 2 | 16-20 | 700 | $1,050,000 | $1,501 | — | Jun 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.