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 |
|---|---|---|---|---|---|---|---|---|---|---|
| RIVIERE | 3 | RCR | 2 | 01-05 | 818 | $2,308,888 | $2,822 | — | Apr 2026 | Resale |
| RIVIERE | 3 | RCR | 2 | 06-10 | 818 | $2,425,000 | $2,964 | — | Mar 2026 | Resale |
| RIVIERE | 3 | RCR | 3 | 06-10 | 1,141 | $3,260,000 | $2,857 | — | Feb 2026 | Resale |
| RIVIERE | 3 | RCR | 3 | 06-10 | 1,249 | $3,530,000 | $2,827 | — | Jan 2026 | Resale |
| RIVIERE | 3 | RCR | 3 | 06-10 | 1,216 | $3,700,000 | $3,042 | — | Dec 2025 | Resale |
| RIVIERE | 3 | RCR | 2 | 06-10 | 818 | $2,250,000 | $2,750 | — | Nov 2025 | Resale |
| RIVIERE | 3 | RCR | 3 | 06-10 | 1,216 | $3,600,000 | $2,960 | — | Aug 2025 | Resale |
| RIVIERE | 3 | RCR | 4 | 06-10 | 2,002 | $6,050,000 | $3,022 | — | Aug 2025 | Resale |
| RIVIERE | 3 | RCR | 2 | 21-25 | 840 | $2,500,000 | $2,978 | — | Jul 2025 | Resale |
| RIVIERE | 3 | RCR | 2 | 16-20 | 840 | $2,428,888 | $2,893 | — | May 2025 | Resale |
| RIVIERE | 3 | RCR | 3 | 01-05 | 1,173 | $3,350,000 | $2,855 | — | Apr 2025 | Resale |
| RIVIERE | 3 | RCR | 2 | 11-15 | 818 | $2,330,000 | $2,848 | — | Apr 2025 | Resale |
| RIVIERE | 3 | RCR | 2 | 06-10 | 818 | $2,375,000 | $2,903 | — | Mar 2025 | Resale |
| RIVIERE | 3 | RCR | 3 | 31-35 | 1,711 | $5,100,000 | $2,980 | — | Feb 2025 | Resale |
| RIVIERE | 3 | RCR | 2 | 16-20 | 818 | $2,500,000 | $3,056 | — | Jan 2025 | Resale |
| RIVIERE | 3 | RCR | 2 | 16-20 | 818 | $2,330,000 | $2,848 | — | Dec 2024 | Resale |
| RIVIERE | 3 | RCR | 3 | 06-10 | 1,173 | $3,250,000 | $2,770 | — | Dec 2024 | Resale |
| RIVIERE | 3 | RCR | 3 | 16-20 | 1,216 | $3,680,000 | $3,026 | — | Sep 2024 | Resale |
| RIVIERE | 3 | RCR | 2 | 11-15 | 818 | $2,320,000 | $2,836 | — | Jul 2024 | Sub Sale |
| RIVIERE | 3 | RCR | 2 | 01-05 | 840 | $2,420,000 | $2,882 | — | Mar 2024 | Sub Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.