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 |
|---|---|---|---|---|---|---|---|---|---|---|
| THE RIVERINE BY THE PARK | 12 | RCR | 3 | 21-25 | 1,302 | $2,750,000 | $2,111 | $2,111 | Jan 2026 | Resale |
| THE RIVERINE BY THE PARK | 12 | RCR | 2 | 06-10 | 980 | $1,750,000 | $1,787 | $1,787 | Aug 2025 | Resale |
| THE RIVERINE BY THE PARK | 12 | RCR | 4 | 26-30 | 1,776 | $4,000,000 | $2,252 | $2,252 | May 2025 | Resale |
| THE RIVERINE BY THE PARK | 12 | RCR | 3 | 06-10 | 1,302 | $2,650,000 | $2,035 | $2,035 | May 2025 | Resale |
| THE RIVERINE BY THE PARK | 12 | RCR | 3 | 06-10 | 1,302 | $2,600,000 | $1,996 | $1,996 | Oct 2024 | Resale |
| THE RIVERINE BY THE PARK | 12 | RCR | 3 | 16-20 | 1,302 | $2,770,000 | $2,127 | $2,127 | Feb 2024 | Resale |
| THE RIVERINE BY THE PARK | 12 | RCR | 3 | 11-15 | 1,302 | $2,570,000 | $1,973 | $1,973 | Dec 2023 | Resale |
| THE RIVERINE BY THE PARK | 12 | RCR | 3 | 06-10 | 1,206 | $2,520,000 | $2,090 | $2,090 | Oct 2023 | Resale |
| THE RIVERINE BY THE PARK | 12 | RCR | 3 | 21-25 | 1,206 | $2,640,000 | $2,190 | $2,190 | Sep 2023 | Resale |
| THE RIVERINE BY THE PARK | 12 | RCR | 3 | 26-30 | 1,206 | $2,710,000 | $2,248 | $2,248 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.