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 |
|---|---|---|---|---|---|---|---|---|---|---|
| RIVERWALK APARTMENTS | 1 | RCR | 2* | 11-15 | 818 | $1,605,000 | $1,962 | $2,708 | Feb 2026 | Resale |
| RIVERWALK APARTMENTS | 1 | RCR | 2* | 16-20 | 818 | $1,460,000 | $1,785 | $2,464 | Nov 2025 | Resale |
| RIVERWALK APARTMENTS | 1 | RCR | 2* | 21-25 | 818 | $1,450,000 | $1,772 | $2,446 | Oct 2025 | Resale |
| RIVERWALK APARTMENTS | 1 | RCR | 2* | 06-10 | 818 | $1,435,000 | $1,754 | $2,421 | Oct 2025 | Resale |
| RIVERWALK APARTMENTS | 1 | RCR | 2* | 11-15 | 818 | $1,350,000 | $1,650 | $2,278 | Aug 2025 | Resale |
| RIVERWALK APARTMENTS | 1 | RCR | 4* | 21-25 | 1,259 | $2,000,000 | $1,588 | $2,192 | Aug 2025 | Resale |
| RIVERWALK APARTMENTS | 1 | RCR | 4* | 11-15 | 1,259 | $1,720,000 | $1,366 | $1,886 | Jun 2025 | Resale |
| RIVERWALK APARTMENTS | 1 | RCR | 2* | 06-10 | 818 | $1,350,000 | $1,650 | $2,278 | Jan 2025 | Resale |
| RIVERWALK APARTMENTS | 1 | RCR | 5* | 11-15 | 1,615 | $2,380,000 | $1,474 | $2,035 | Oct 2024 | Resale |
| RIVERWALK APARTMENTS | 1 | RCR | 5* | 16-20 | 1,615 | $2,525,000 | $1,564 | $2,159 | May 2024 | Resale |
| RIVERWALK APARTMENTS | 1 | RCR | 5* | 11-15 | 1,615 | $2,560,000 | $1,586 | $2,189 | May 2024 | Resale |
| RIVERWALK APARTMENTS | 1 | RCR | 2* | 11-15 | 818 | $1,850,000 | $2,261 | $3,121 | Mar 2024 | Resale |
| RIVERWALK APARTMENTS | 1 | RCR | 5* | 21-25 | 1,615 | $2,500,000 | $1,548 | $2,137 | Nov 2023 | Resale |
| RIVERWALK APARTMENTS | 1 | RCR | 4* | 21-25 | 1,259 | $1,950,000 | $1,548 | $2,137 | Nov 2023 | Resale |
| RIVERWALK APARTMENTS | 1 | RCR | 5* | 11-15 | 1,615 | $2,580,000 | $1,598 | $2,206 | Sep 2023 | Resale |
| RIVERWALK APARTMENTS | 1 | RCR | 5* | 16-20 | 1,615 | $2,380,000 | $1,474 | $2,035 | Jun 2023 | Resale |
| RIVERWALK APARTMENTS | 1 | RCR | 2* | 06-10 | 818 | $1,605,200 | $1,962 | $2,708 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.