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Home/District 11 - Newton, Novena/THE GREENWOOD

THE GREENWOOD

District 11CCRFreeholdPropertyGuru

Project Details

Address
GREENWOOD AVENUE
Property Type
Terrace
Total Units
N/A
Est. TOP
N/A
Tenure
Freehold
Price by Bedroom (median, 3yr)
5-Bed*
$5,200,888
11 txns
* Bedroom count estimated from floor area (this project is not catalogued on EdgeProp.sg).
Median PSF (3yr)
$2098
11 transactions
Normalized PSF
$2,377
Raw $2,098 · Bala 92.9%
vs new D11 launches
-25.7%
Both sides Bala-normalized

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).

Investment Signals

Raffles Girls' Primary School (547m)T3Nanyang Primary School (1.6km)T1No incoming supply within 2kmTan Kah Kee MRT (950m)

PSF Trend

Transaction prices per square foot

More projects in District 11 - Newton, Novena ->
Last 3 years
  • THE GREENWOODCCR
    Mar 2026 · D11 · 5-Bed* · 1,778 sqft · fl -
    $6,058,000
    $3,407 psf
    $3,407 norm
    Resale
  • THE GREENWOODCCR
    Dec 2025 · D11 · 5-Bed* · 3,326 sqft · fl -
    $3,765,000
    $1,132 psf
    $1,283 norm
    Resale
  • THE GREENWOODCCR
    Oct 2025 · D11 · 5-Bed* · 3,025 sqft · fl -
    $3,570,000
    $1,180 psf
    $1,337 norm
    Resale
  • THE GREENWOODCCR
    Mar 2025 · D11 · 5-Bed* · 1,615 sqft · fl -
    $5,750,000
    $3,561 psf
    $3,561 norm
    Resale
  • THE GREENWOODCCR
    Aug 2024 · D11 · 5-Bed* · 1,615 sqft · fl -
    $5,200,888
    $3,221 psf
    $3,221 norm
    Resale
  • THE GREENWOODCCR
    Jul 2024 · D11 · 5-Bed* · 2,752 sqft · fl -
    $6,600,000
    $2,398 psf
    $2,398 norm
    Resale
  • THE GREENWOODCCR
    May 2024 · D11 · 5-Bed* · 2,907 sqft · fl -
    $6,100,000
    $2,098 psf
    $2,098 norm
    Resale
  • THE GREENWOODCCR
    Apr 2024 · D11 · 5-Bed* · 1,622 sqft · fl -
    $2,250,000
    $1,387 psf
    $1,387 norm
    Resale
  • THE GREENWOODCCR
    Feb 2024 · D11 · 5-Bed* · 3,014 sqft · fl -
    $3,530,000
    $1,171 psf
    $1,327 norm
    Resale
  • THE GREENWOODCCR
    Nov 2023 · D11 · 5-Bed* · 3,681 sqft · fl -
    $3,750,000
    $1,019 psf
    $1,155 norm
    Resale
  • THE GREENWOODCCR
    Nov 2023 · D11 · 5-Bed* · 2,341 sqft · fl -
    $6,680,000
    $2,853 psf
    $2,853 norm
    Resale
ProjectDistRegionBedFloorAreaPricePSF99yr NormDateType
THE GREENWOOD11CCR5*-1,778$6,058,000$3,407$3,407Mar 2026Resale
THE GREENWOOD11CCR5*-3,326$3,765,000$1,132$1,283Dec 2025Resale
THE GREENWOOD11CCR5*-3,025$3,570,000$1,180$1,337Oct 2025Resale
THE GREENWOOD11CCR5*-1,615$5,750,000$3,561$3,561Mar 2025Resale
THE GREENWOOD11CCR5*-1,615$5,200,888$3,221$3,221Aug 2024Resale
THE GREENWOOD11CCR5*-2,752$6,600,000$2,398$2,398Jul 2024Resale
THE GREENWOOD11CCR5*-2,907$6,100,000$2,098$2,098May 2024Resale
THE GREENWOOD11CCR5*-1,622$2,250,000$1,387$1,387Apr 2024Resale
THE GREENWOOD11CCR5*-3,014$3,530,000$1,171$1,327Feb 2024Resale
THE GREENWOOD11CCR5*-3,681$3,750,000$1,019$1,155Nov 2023Resale
THE GREENWOOD11CCR5*-2,341$6,680,000$2,853$2,853Nov 2023Resale

Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.