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 GROVE | 14 | RCR | 5 | 01-05 | 1,227 | $1,678,000 | $1,367 | $1,673 | Mar 2026 | Resale |
| CENTRAL GROVE | 14 | RCR | 3 | 11-15 | 1,238 | $1,710,000 | $1,381 | $1,690 | Jan 2026 | Resale |
| CENTRAL GROVE | 14 | RCR | 5 | 16-20 | 1,227 | $1,688,000 | $1,376 | $1,684 | Jan 2026 | Resale |
| CENTRAL GROVE | 14 | RCR | 2 | 06-10 | 1,023 | $1,500,000 | $1,467 | $1,796 | Dec 2025 | Resale |
| CENTRAL GROVE | 14 | RCR | 5 | 06-10 | 1,227 | $1,700,000 | $1,385 | $1,695 | Oct 2025 | Resale |
| CENTRAL GROVE | 14 | RCR | 2 | 06-10 | 1,023 | $1,550,888 | $1,517 | $1,857 | Jul 2025 | Resale |
| CENTRAL GROVE | 14 | RCR | 3 | 11-15 | 1,184 | $1,760,000 | $1,486 | $1,819 | Jan 2025 | Resale |
| CENTRAL GROVE | 14 | RCR | 5 | 11-15 | 1,227 | $1,650,000 | $1,345 | $1,646 | Nov 2024 | Resale |
| CENTRAL GROVE | 14 | RCR | 3 | 06-10 | 1,216 | $1,685,000 | $1,385 | $1,695 | Sep 2024 | Resale |
| CENTRAL GROVE | 14 | RCR | 3 | 01-05 | 1,216 | $1,750,000 | $1,439 | $1,761 | Sep 2024 | Resale |
| CENTRAL GROVE | 14 | RCR | 2 | 01-05 | 1,023 | $1,468,880 | $1,436 | $1,758 | Aug 2024 | Resale |
| CENTRAL GROVE | 14 | RCR | 3 | 01-05 | 1,345 | $1,620,000 | $1,204 | $1,474 | Aug 2024 | Resale |
| CENTRAL GROVE | 14 | RCR | 5 | 11-15 | 1,227 | $1,638,888 | $1,336 | $1,635 | Jul 2024 | Resale |
| CENTRAL GROVE | 14 | RCR | 3 | 11-15 | 1,206 | $1,600,000 | $1,327 | $1,624 | Jul 2024 | Resale |
| CENTRAL GROVE | 14 | RCR | 2 | 06-10 | 1,023 | $1,395,000 | $1,364 | $1,670 | Jun 2024 | Resale |
| CENTRAL GROVE | 14 | RCR | 3 | 11-15 | 1,216 | $1,640,000 | $1,348 | $1,650 | May 2024 | Resale |
| CENTRAL GROVE | 14 | RCR | 3 | 06-10 | 1,216 | $1,570,000 | $1,291 | $1,580 | May 2024 | Resale |
| CENTRAL GROVE | 14 | RCR | 3 | 01-05 | 1,206 | $1,610,000 | $1,335 | $1,634 | Apr 2024 | Resale |
| CENTRAL GROVE | 14 | RCR | 3 | 11-15 | 1,216 | $1,590,000 | $1,307 | $1,600 | Apr 2024 | Resale |
| CENTRAL GROVE | 14 | RCR | 3 | 01-05 | 1,367 | $1,450,000 | $1,061 | $1,299 | Dec 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.