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 GREENWICH | 28 | OCR | 2 | 01-05 | 883 | $1,190,000 | $1,348 | $1,546 | Apr 2026 | Resale |
| THE GREENWICH | 28 | OCR | 3 | 01-05 | 1,227 | $1,698,000 | $1,384 | $1,588 | Apr 2026 | Resale |
| THE GREENWICH | 28 | OCR | 2 | 01-05 | 883 | $1,190,000 | $1,348 | $1,546 | Feb 2026 | Resale |
| THE GREENWICH | 28 | OCR | 4* | 01-05 | 1,292 | $1,680,000 | $1,301 | $1,492 | Dec 2025 | Resale |
| THE GREENWICH | 28 | OCR | 2 | 01-05 | 904 | $1,130,000 | $1,250 | $1,434 | Nov 2025 | Resale |
| THE GREENWICH | 28 | OCR | 1 | 01-05 | 603 | $818,000 | $1,357 | $1,557 | Nov 2025 | Resale |
| THE GREENWICH | 28 | OCR | 1 | 01-05 | 646 | $818,888 | $1,268 | $1,455 | Nov 2025 | Resale |
| THE GREENWICH | 28 | OCR | 1 | 01-05 | 603 | $798,000 | $1,324 | $1,519 | Sep 2025 | Resale |
| THE GREENWICH | 28 | OCR | 1 | 01-05 | 614 | $850,888 | $1,387 | $1,591 | Aug 2025 | Resale |
| THE GREENWICH | 28 | OCR | 2 | 01-05 | 904 | $1,221,888 | $1,351 | $1,550 | Jul 2025 | Resale |
| THE GREENWICH | 28 | OCR | 2 | 01-05 | 883 | $1,130,000 | $1,280 | $1,468 | Jul 2025 | Resale |
| THE GREENWICH | 28 | OCR | 1 | 01-05 | 603 | $835,000 | $1,385 | $1,589 | Apr 2025 | Resale |
| THE GREENWICH | 28 | OCR | 1 | 01-05 | 603 | $826,000 | $1,370 | $1,572 | Apr 2025 | Resale |
| THE GREENWICH | 28 | OCR | 2 | 01-05 | 883 | $1,118,000 | $1,267 | $1,453 | Mar 2025 | Resale |
| THE GREENWICH | 28 | OCR | 1 | 01-05 | 603 | $828,000 | $1,374 | $1,576 | Jan 2025 | Resale |
| THE GREENWICH | 28 | OCR | 1 | 01-05 | 603 | $829,000 | $1,375 | $1,577 | Jan 2025 | Resale |
| THE GREENWICH | 28 | OCR | 3* | 01-05 | 1,076 | $1,570,000 | $1,459 | $1,674 | Dec 2024 | Resale |
| THE GREENWICH | 28 | OCR | 1 | 01-05 | 657 | $823,000 | $1,253 | $1,437 | Nov 2024 | Resale |
| THE GREENWICH | 28 | OCR | 3* | 01-05 | 1,044 | $1,305,000 | $1,250 | $1,434 | Nov 2024 | Resale |
| THE GREENWICH | 28 | OCR | 1 | 01-05 | 603 | $840,000 | $1,394 | $1,599 | Nov 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.