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 |
|---|---|---|---|---|---|---|---|---|---|---|
| EDELWEISS PARK CONDOMINIUM | 17 | OCR | 2 | 06-10 | 947 | $1,150,000 | $1,214 | $1,214 | Mar 2026 | Resale |
| EDELWEISS PARK CONDOMINIUM | 17 | OCR | 3 | 01-05 | 1,335 | $1,600,000 | $1,199 | $1,199 | Feb 2026 | Resale |
| EDELWEISS PARK CONDOMINIUM | 17 | OCR | 1 | 01-05 | 710 | $782,500 | $1,101 | $1,101 | Feb 2026 | Resale |
| EDELWEISS PARK CONDOMINIUM | 17 | OCR | 3 | 06-10 | 1,335 | $1,740,000 | $1,304 | $1,304 | Feb 2026 | Resale |
| EDELWEISS PARK CONDOMINIUM | 17 | OCR | 2 | 01-05 | 947 | $1,065,000 | $1,124 | $1,124 | Jan 2026 | Resale |
| EDELWEISS PARK CONDOMINIUM | 17 | OCR | 2 | 01-05 | 947 | $1,040,000 | $1,098 | $1,098 | Jan 2026 | Resale |
| EDELWEISS PARK CONDOMINIUM | 17 | OCR | 3 | 06-10 | 1,335 | $1,668,000 | $1,250 | $1,250 | Jan 2026 | Resale |
| EDELWEISS PARK CONDOMINIUM | 17 | OCR | 2 | 01-05 | 1,023 | $1,170,000 | $1,144 | $1,144 | Dec 2025 | Resale |
| EDELWEISS PARK CONDOMINIUM | 17 | OCR | 3 | 01-05 | 1,399 | $1,700,000 | $1,215 | $1,215 | Dec 2025 | Resale |
| EDELWEISS PARK CONDOMINIUM | 17 | OCR | 4 | 06-10 | 3,197 | $2,670,000 | $835 | $835 | Nov 2025 | Resale |
| EDELWEISS PARK CONDOMINIUM | 17 | OCR | 1 | 01-05 | 689 | $770,000 | $1,118 | $1,118 | Aug 2025 | Resale |
| EDELWEISS PARK CONDOMINIUM | 17 | OCR | 2 | 01-05 | 915 | $1,030,000 | $1,126 | $1,126 | Jul 2025 | Resale |
| EDELWEISS PARK CONDOMINIUM | 17 | OCR | 2 | 01-05 | 1,055 | $1,190,000 | $1,128 | $1,128 | Jul 2025 | Resale |
| EDELWEISS PARK CONDOMINIUM | 17 | OCR | 2 | 01-05 | 947 | $1,030,000 | $1,087 | $1,087 | Jun 2025 | Resale |
| EDELWEISS PARK CONDOMINIUM | 17 | OCR | 3 | 01-05 | 1,453 | $1,700,000 | $1,170 | $1,170 | Jun 2025 | Resale |
| EDELWEISS PARK CONDOMINIUM | 17 | OCR | 3 | 06-10 | 1,281 | $1,620,000 | $1,265 | $1,265 | May 2025 | Resale |
| EDELWEISS PARK CONDOMINIUM | 17 | OCR | 2 | 01-05 | 947 | $1,058,000 | $1,117 | $1,117 | May 2025 | Resale |
| EDELWEISS PARK CONDOMINIUM | 17 | OCR | 3 | 01-05 | 1,335 | $1,688,000 | $1,265 | $1,265 | May 2025 | Resale |
| EDELWEISS PARK CONDOMINIUM | 17 | OCR | 2 | 01-05 | 1,055 | $1,218,000 | $1,155 | $1,155 | May 2025 | Resale |
| EDELWEISS PARK CONDOMINIUM | 17 | OCR | 2 | 06-10 | 1,055 | $1,180,000 | $1,119 | $1,119 | Apr 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.