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 |
|---|---|---|---|---|---|---|---|---|---|---|
| RIVIERA 38 | 12 | RCR | 2 | 16-20 | 883 | $1,380,000 | $1,563 | — | Apr 2026 | Resale |
| RIVIERA 38 | 12 | RCR | 1 | 16-20 | 452 | $735,888 | $1,628 | — | Mar 2026 | Resale |
| RIVIERA 38 | 12 | RCR | 2 | 11-15 | 743 | $1,250,000 | $1,683 | — | Nov 2025 | Resale |
| RIVIERA 38 | 12 | RCR | 2 | 06-10 | 743 | $1,160,000 | $1,562 | — | Sep 2025 | Resale |
| RIVIERA 38 | 12 | RCR | 1 | 06-10 | 549 | $720,000 | $1,312 | — | Jul 2025 | Resale |
| RIVIERA 38 | 12 | RCR | 1 | 16-20 | 549 | $880,000 | $1,603 | — | Jul 2025 | Resale |
| RIVIERA 38 | 12 | RCR | 2 | 11-15 | 883 | $1,380,000 | $1,563 | — | May 2025 | Resale |
| RIVIERA 38 | 12 | RCR | 3 | 21-25 | 1,141 | $1,881,500 | $1,649 | — | Nov 2024 | Resale |
| RIVIERA 38 | 12 | RCR | 2 | 06-10 | 883 | $1,360,000 | $1,541 | — | Aug 2024 | Resale |
| RIVIERA 38 | 12 | RCR | 3 | 06-10 | 1,141 | $1,758,888 | $1,542 | — | Apr 2024 | Resale |
| RIVIERA 38 | 12 | RCR | 3 | 11-15 | 1,141 | $1,680,000 | $1,472 | — | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.