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 |
|---|---|---|---|---|---|---|---|---|---|---|
| RIVERVALE CREST | 19 | OCR | 3 | 06-10 | 1,195 | $1,250,000 | $1,046 | $1,280 | Apr 2026 | Resale |
| RIVERVALE CREST | 19 | OCR | 3 | 01-05 | 1,259 | $1,100,000 | $873 | $1,069 | Mar 2026 | Resale |
| RIVERVALE CREST | 19 | OCR | 3 | 01-05 | 1,184 | $1,200,000 | $1,013 | $1,240 | Mar 2026 | Resale |
| RIVERVALE CREST | 19 | OCR | 3 | 01-05 | 1,389 | $1,428,000 | $1,028 | $1,258 | Mar 2026 | Resale |
| RIVERVALE CREST | 19 | OCR | 1 | 06-10 | 936 | $998,000 | $1,066 | $1,305 | Feb 2026 | Resale |
| RIVERVALE CREST | 19 | OCR | 3 | 06-10 | 1,216 | $1,260,000 | $1,036 | $1,268 | Feb 2026 | Resale |
| RIVERVALE CREST | 19 | OCR | 3 | 06-10 | 1,206 | $1,250,000 | $1,037 | $1,269 | Jan 2026 | Resale |
| RIVERVALE CREST | 19 | OCR | 3 | 06-10 | 1,206 | $1,260,000 | $1,045 | $1,279 | Jan 2026 | Resale |
| RIVERVALE CREST | 19 | OCR | 1 | 11-15 | 936 | $988,888 | $1,056 | $1,293 | Dec 2025 | Resale |
| RIVERVALE CREST | 19 | OCR | 3 | 06-10 | 1,206 | $1,340,000 | $1,112 | $1,361 | Dec 2025 | Resale |
| RIVERVALE CREST | 19 | OCR | 1 | 11-15 | 947 | $1,020,000 | $1,077 | $1,318 | Dec 2025 | Resale |
| RIVERVALE CREST | 19 | OCR | 3 | 11-15 | 1,163 | $1,280,000 | $1,101 | $1,348 | Nov 2025 | Resale |
| RIVERVALE CREST | 19 | OCR | 3 | 06-10 | 1,206 | $1,328,000 | $1,102 | $1,349 | Oct 2025 | Resale |
| RIVERVALE CREST | 19 | OCR | 3 | 01-05 | 1,421 | $1,430,000 | $1,006 | $1,231 | Sep 2025 | Resale |
| RIVERVALE CREST | 19 | OCR | 3 | 06-10 | 1,206 | $1,250,000 | $1,037 | $1,269 | Sep 2025 | Resale |
| RIVERVALE CREST | 19 | OCR | 3 | 01-05 | 1,539 | $1,660,000 | $1,078 | $1,319 | Jul 2025 | Resale |
| RIVERVALE CREST | 19 | OCR | 3 | 01-05 | 1,421 | $1,468,000 | $1,033 | $1,264 | Jun 2025 | Resale |
| RIVERVALE CREST | 19 | OCR | 3 | 06-10 | 1,389 | $1,508,000 | $1,086 | $1,329 | May 2025 | Resale |
| RIVERVALE CREST | 19 | OCR | 3 | 01-05 | 1,206 | $1,280,000 | $1,062 | $1,300 | Apr 2025 | Resale |
| RIVERVALE CREST | 19 | OCR | 3 | 16-20 | 1,668 | $1,590,000 | $953 | $1,166 | Apr 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.