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 |
|---|---|---|---|---|---|---|---|---|---|---|
| CENTRAL GREEN CONDOMINIUM | 3 | RCR | 3* | 16-20 | 926 | $1,680,000 | $1,815 | $2,302 | Mar 2026 | Resale |
| CENTRAL GREEN CONDOMINIUM | 3 | RCR | 4* | 11-15 | 1,292 | $2,288,000 | $1,771 | $2,246 | Dec 2025 | Resale |
| CENTRAL GREEN CONDOMINIUM | 3 | RCR | 4* | 01-05 | 1,292 | $2,360,000 | $1,827 | $2,317 | Nov 2025 | Resale |
| CENTRAL GREEN CONDOMINIUM | 3 | RCR | 5* | 01-05 | 1,690 | $2,660,000 | $1,574 | $1,996 | Nov 2025 | Resale |
| CENTRAL GREEN CONDOMINIUM | 3 | RCR | 3* | 01-05 | 947 | $1,562,800 | $1,650 | $2,093 | Aug 2025 | Resale |
| CENTRAL GREEN CONDOMINIUM | 3 | RCR | 4* | 06-10 | 1,432 | $2,580,000 | $1,802 | $2,285 | Aug 2025 | Resale |
| CENTRAL GREEN CONDOMINIUM | 3 | RCR | 4* | 01-05 | 1,292 | $2,250,000 | $1,742 | $2,209 | Jul 2025 | Resale |
| CENTRAL GREEN CONDOMINIUM | 3 | RCR | 4* | 11-15 | 1,292 | $2,225,000 | $1,723 | $2,185 | Jul 2025 | Resale |
| CENTRAL GREEN CONDOMINIUM | 3 | RCR | 4* | 01-05 | 1,442 | $2,430,000 | $1,685 | $2,137 | Jun 2025 | Resale |
| CENTRAL GREEN CONDOMINIUM | 3 | RCR | 3* | 01-05 | 947 | $1,500,000 | $1,584 | $2,009 | Jun 2025 | Resale |
| CENTRAL GREEN CONDOMINIUM | 3 | RCR | 5* | 11-15 | 1,808 | $2,300,000 | $1,272 | $1,613 | Jun 2025 | Resale |
| CENTRAL GREEN CONDOMINIUM | 3 | RCR | 4* | 06-10 | 1,432 | $2,450,000 | $1,711 | $2,170 | Mar 2025 | Resale |
| CENTRAL GREEN CONDOMINIUM | 3 | RCR | 4* | 16-20 | 1,528 | $2,680,000 | $1,753 | $2,223 | Feb 2025 | Resale |
| CENTRAL GREEN CONDOMINIUM | 3 | RCR | 2* | 06-10 | 775 | $1,405,000 | $1,813 | $2,299 | Dec 2024 | Resale |
| CENTRAL GREEN CONDOMINIUM | 3 | RCR | 4* | 01-05 | 1,292 | $2,140,000 | $1,657 | $2,101 | Dec 2024 | Resale |
| CENTRAL GREEN CONDOMINIUM | 3 | RCR | 3* | 01-05 | 947 | $1,620,000 | $1,710 | $2,169 | Nov 2024 | Resale |
| CENTRAL GREEN CONDOMINIUM | 3 | RCR | 4* | 01-05 | 1,432 | $2,320,000 | $1,621 | $2,056 | Nov 2024 | Resale |
| CENTRAL GREEN CONDOMINIUM | 3 | RCR | 3* | 06-10 | 926 | $1,650,000 | $1,782 | $2,260 | Sep 2024 | Resale |
| CENTRAL GREEN CONDOMINIUM | 3 | RCR | 4* | 06-10 | 1,292 | $2,350,000 | $1,819 | $2,307 | Aug 2024 | Resale |
| CENTRAL GREEN CONDOMINIUM | 3 | RCR | 2* | 11-15 | 775 | $1,340,000 | $1,729 | $2,193 | Aug 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.