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 |
|---|---|---|---|---|---|---|---|---|---|---|
| CASTLE GREEN | 26 | OCR | 3 | 01-05 | 1,216 | $1,560,000 | $1,283 | $1,615 | Apr 2026 | Resale |
| CASTLE GREEN | 26 | OCR | 2 | 01-05 | 947 | $1,300,000 | $1,372 | $1,728 | Apr 2026 | Resale |
| CASTLE GREEN | 26 | OCR | 3 | 01-05 | 1,152 | $1,660,000 | $1,441 | $1,814 | Apr 2026 | Resale |
| CASTLE GREEN | 26 | OCR | 3 | 06-10 | 1,152 | $1,600,000 | $1,389 | $1,749 | Mar 2026 | Resale |
| CASTLE GREEN | 26 | OCR | 4 | 11-15 | 1,410 | $2,150,000 | $1,525 | $1,920 | Mar 2026 | Resale |
| CASTLE GREEN | 26 | OCR | 2 | 01-05 | 947 | $1,302,000 | $1,375 | $1,731 | Feb 2026 | Resale |
| CASTLE GREEN | 26 | OCR | 2 | 01-05 | 947 | $1,250,888 | $1,321 | $1,663 | Feb 2026 | Resale |
| CASTLE GREEN | 26 | OCR | 2 | 06-10 | 947 | $1,260,000 | $1,330 | $1,675 | Jan 2026 | Resale |
| CASTLE GREEN | 26 | OCR | 2 | 01-05 | 947 | $1,238,888 | $1,308 | $1,647 | Jan 2026 | Resale |
| CASTLE GREEN | 26 | OCR | 3 | 06-10 | 1,152 | $1,680,000 | $1,459 | $1,837 | Dec 2025 | Resale |
| CASTLE GREEN | 26 | OCR | 2 | 01-05 | 947 | $1,308,000 | $1,381 | $1,739 | Dec 2025 | Resale |
| CASTLE GREEN | 26 | OCR | 3 | 01-05 | 1,216 | $1,588,000 | $1,306 | $1,644 | Nov 2025 | Resale |
| CASTLE GREEN | 26 | OCR | 3 | 01-05 | 1,152 | $1,500,000 | $1,302 | $1,639 | Nov 2025 | Resale |
| CASTLE GREEN | 26 | OCR | 3 | 06-10 | 1,216 | $2,308,888 | $1,898 | $2,390 | Nov 2025 | Resale |
| CASTLE GREEN | 26 | OCR | 4 | 11-15 | 1,410 | $2,200,000 | $1,560 | $1,964 | Sep 2025 | Resale |
| CASTLE GREEN | 26 | OCR | 3 | 01-05 | 1,152 | $1,510,000 | $1,311 | $1,651 | Aug 2025 | Resale |
| CASTLE GREEN | 26 | OCR | 3 | 01-05 | 1,216 | $1,600,000 | $1,315 | $1,656 | Jul 2025 | Resale |
| CASTLE GREEN | 26 | OCR | 3 | 06-10 | 1,216 | $1,518,000 | $1,248 | $1,571 | Jun 2025 | Resale |
| CASTLE GREEN | 26 | OCR | 3 | 01-05 | 1,593 | $1,920,888 | $1,206 | $1,519 | May 2025 | Resale |
| CASTLE GREEN | 26 | OCR | 2 | 06-10 | 947 | $1,400,000 | $1,478 | $1,861 | May 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.