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 |
|---|---|---|---|---|---|---|---|---|---|---|
| EDENZ SUITES | 14 | RCR | 1* | 06-10 | 474 | $648,000 | $1,368 | $1,368 | Sep 2025 | Resale |
| EDENZ SUITES | 14 | RCR | 1* | 01-05 | 441 | $668,000 | $1,514 | $1,514 | Jun 2024 | Resale |
| EDENZ SUITES | 14 | RCR | 1 | 01-05 | 452 | $666,000 | $1,473 | $1,473 | May 2024 | Resale |
| EDENZ SUITES | 14 | RCR | 1* | 01-05 | 484 | $700,000 | $1,445 | $1,445 | May 2024 | Resale |
| EDENZ SUITES | 14 | RCR | 1* | 01-05 | 441 | $682,888 | $1,547 | $1,547 | May 2024 | Resale |
| EDENZ SUITES | 14 | RCR | 1 | 06-10 | 452 | $645,000 | $1,427 | $1,427 | Apr 2024 | Resale |
| EDENZ SUITES | 14 | RCR | 1* | 01-05 | 474 | $685,000 | $1,446 | $1,446 | Jan 2024 | Resale |
| EDENZ SUITES | 14 | RCR | 1* | 06-10 | 474 | $670,000 | $1,415 | $1,415 | Nov 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.