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 |
|---|---|---|---|---|---|---|---|---|---|---|
| CENTRAL GREEN CONDOMINIUM | 3 | RCR | 4* | 01-05 | 1,432 | $2,650,000 | $1,851 | — | May 2026 | Resale |
| CENTRAL GREEN CONDOMINIUM | 3 | RCR | 4* | 01-05 | 1,292 | $2,210,000 | $1,711 | — | Apr 2026 | Resale |
| CENTRAL GREEN CONDOMINIUM | 3 | RCR | 3* | 16-20 | 926 | $1,680,000 | $1,815 | — | Mar 2026 | Resale |
| CENTRAL GREEN CONDOMINIUM | 3 | RCR | 4* | 11-15 | 1,292 | $2,288,000 | $1,771 | — | Dec 2025 | Resale |
| CENTRAL GREEN CONDOMINIUM | 3 | RCR | 4* | 01-05 | 1,292 | $2,360,000 | $1,827 | — | Nov 2025 | Resale |
| CENTRAL GREEN CONDOMINIUM | 3 | RCR | 5* | 01-05 | 1,690 | $2,660,000 | $1,574 | — | Nov 2025 | Resale |
| CENTRAL GREEN CONDOMINIUM | 3 | RCR | 4* | 06-10 | 1,432 | $2,580,000 | $1,802 | — | Aug 2025 | Resale |
| CENTRAL GREEN CONDOMINIUM | 3 | RCR | 3* | 01-05 | 947 | $1,562,800 | $1,650 | — | Aug 2025 | Resale |
| CENTRAL GREEN CONDOMINIUM | 3 | RCR | 4* | 11-15 | 1,292 | $2,225,000 | $1,723 | — | Jul 2025 | Resale |
| CENTRAL GREEN CONDOMINIUM | 3 | RCR | 4* | 01-05 | 1,292 | $2,250,000 | $1,742 | — | Jul 2025 | Resale |
| CENTRAL GREEN CONDOMINIUM | 3 | RCR | 5* | 11-15 | 1,808 | $2,300,000 | $1,272 | — | Jun 2025 | Resale |
| CENTRAL GREEN CONDOMINIUM | 3 | RCR | 4* | 01-05 | 1,442 | $2,430,000 | $1,685 | — | Jun 2025 | Resale |
| CENTRAL GREEN CONDOMINIUM | 3 | RCR | 3* | 01-05 | 947 | $1,500,000 | $1,584 | — | Jun 2025 | Resale |
| CENTRAL GREEN CONDOMINIUM | 3 | RCR | 4* | 06-10 | 1,432 | $2,450,000 | $1,711 | — | Mar 2025 | Resale |
| CENTRAL GREEN CONDOMINIUM | 3 | RCR | 4* | 16-20 | 1,528 | $2,680,000 | $1,753 | — | Feb 2025 | Resale |
| CENTRAL GREEN CONDOMINIUM | 3 | RCR | 2* | 06-10 | 775 | $1,405,000 | $1,813 | — | Dec 2024 | Resale |
| CENTRAL GREEN CONDOMINIUM | 3 | RCR | 4* | 01-05 | 1,292 | $2,140,000 | $1,657 | — | Dec 2024 | Resale |
| CENTRAL GREEN CONDOMINIUM | 3 | RCR | 3* | 01-05 | 947 | $1,620,000 | $1,710 | — | Nov 2024 | Resale |
| CENTRAL GREEN CONDOMINIUM | 3 | RCR | 4* | 01-05 | 1,432 | $2,320,000 | $1,621 | — | Nov 2024 | Resale |
| CENTRAL GREEN CONDOMINIUM | 3 | RCR | 3* | 06-10 | 926 | $1,650,000 | $1,782 | — | Sep 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.