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 |
|---|---|---|---|---|---|---|---|---|---|---|
| EDEN PARK | 10 | CCR | 5* | - | 3,176 | $14,169,000 | $4,461 | — | Dec 2025 | Resale |
| EDEN PARK | 10 | CCR | 5* | - | 3,180 | $7,450,000 | $2,343 | — | Sep 2025 | Resale |
| EDEN PARK | 10 | CCR | 5* | - | 3,122 | $11,200,000 | $3,588 | — | Jul 2025 | Resale |
| EDEN PARK | 10 | CCR | 5* | - | 3,226 | $12,100,000 | $3,751 | — | Dec 2024 | Resale |
| EDEN PARK | 10 | CCR | 5* | - | 3,225 | $8,880,000 | $2,754 | — | May 2024 | Resale |
| EDEN PARK | 10 | CCR | 5* | - | 3,219 | $9,350,000 | $2,904 | — | May 2024 | Resale |
| EDEN PARK | 10 | CCR | 5* | - | 3,167 | $7,850,000 | $2,479 | — | May 2024 | Resale |
| EDEN PARK | 10 | CCR | 5* | - | 5,211 | $15,720,000 | $3,017 | — | Apr 2024 | Resale |
| EDEN PARK | 10 | CCR | 5* | - | 5,225 | $11,800,000 | $2,258 | — | Dec 2023 | Resale |
| EDEN PARK | 10 | CCR | 5* | - | 3,210 | $8,480,000 | $2,642 | — | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.