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 RIVERVALE | 19 | OCR | 3 | 06-10 | 1,313 | $1,535,000 | $1,169 | $1,431 | Mar 2026 | Resale |
| THE RIVERVALE | 19 | OCR | 3 | 11-15 | 1,302 | $1,550,000 | $1,190 | $1,457 | Dec 2025 | Resale |
| THE RIVERVALE | 19 | OCR | 4 | 11-15 | 2,691 | $2,300,000 | $855 | $1,047 | Nov 2025 | Resale |
| THE RIVERVALE | 19 | OCR | 3 | 01-05 | 1,302 | $1,465,000 | $1,125 | $1,377 | Nov 2025 | Resale |
| THE RIVERVALE | 19 | OCR | 3 | 06-10 | 1,313 | $1,520,000 | $1,157 | $1,416 | Oct 2025 | Resale |
| THE RIVERVALE | 19 | OCR | 3 | 01-05 | 1,302 | $1,450,000 | $1,113 | $1,362 | Oct 2025 | Resale |
| THE RIVERVALE | 19 | OCR | 3 | 01-05 | 1,302 | $1,461,000 | $1,122 | $1,373 | Oct 2025 | Resale |
| THE RIVERVALE | 19 | OCR | 3 | 11-15 | 1,292 | $1,435,000 | $1,111 | $1,360 | Oct 2025 | Resale |
| THE RIVERVALE | 19 | OCR | 3 | 01-05 | 1,313 | $1,420,000 | $1,081 | $1,323 | Oct 2025 | Resale |
| THE RIVERVALE | 19 | OCR | 3 | 11-15 | 1,259 | $1,440,000 | $1,143 | $1,399 | Sep 2025 | Resale |
| THE RIVERVALE | 19 | OCR | 3 | 11-15 | 1,259 | $1,460,000 | $1,159 | $1,419 | Sep 2025 | Resale |
| THE RIVERVALE | 19 | OCR | 3 | 01-05 | 1,367 | $1,450,000 | $1,061 | $1,299 | Sep 2025 | Resale |
| THE RIVERVALE | 19 | OCR | 3 | 01-05 | 1,259 | $1,330,000 | $1,056 | $1,293 | Aug 2025 | Resale |
| THE RIVERVALE | 19 | OCR | 3 | 06-10 | 1,313 | $1,480,000 | $1,127 | $1,379 | Aug 2025 | Resale |
| THE RIVERVALE | 19 | OCR | 3 | 06-10 | 1,313 | $1,560,000 | $1,188 | $1,454 | Aug 2025 | Resale |
| THE RIVERVALE | 19 | OCR | 3 | 01-05 | 1,292 | $1,550,000 | $1,200 | $1,469 | Aug 2025 | Resale |
| THE RIVERVALE | 19 | OCR | 3 | 06-10 | 1,313 | $1,460,000 | $1,112 | $1,361 | Aug 2025 | Resale |
| THE RIVERVALE | 19 | OCR | 3 | 06-10 | 1,259 | $1,450,000 | $1,151 | $1,409 | Jun 2025 | Resale |
| THE RIVERVALE | 19 | OCR | 3 | 11-15 | 1,259 | $1,450,000 | $1,151 | $1,409 | May 2025 | Resale |
| THE RIVERVALE | 19 | OCR | 3 | 06-10 | 1,259 | $1,450,000 | $1,151 | $1,409 | Mar 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.