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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SKY EDEN@BEDOK | 16 | OCR | 2* | 11-15 | 743 | $1,868,888 | $2,516 | $2,632 | Jan 2026 | Sub Sale |
| SKY EDEN@BEDOK | 16 | OCR | 2* | 11-15 | 689 | $1,790,000 | $2,598 | $2,718 | Nov 2025 | Sub Sale |
| SKY EDEN@BEDOK | 16 | OCR | 4* | 01-05 | 1,302 | $2,698,000 | $2,072 | $2,167 | Nov 2024 | New Sale |
| SKY EDEN@BEDOK | 16 | OCR | 4* | 16-20 | 1,302 | $2,513,000 | $1,929 | $2,018 | Sep 2024 | New Sale |
| SKY EDEN@BEDOK | 16 | OCR | 4* | 01-05 | 1,302 | $2,683,000 | $2,060 | $2,155 | Jun 2024 | New Sale |
| SKY EDEN@BEDOK | 16 | OCR | 3* | 01-05 | 1,087 | $2,249,000 | $2,069 | $2,164 | Apr 2024 | New Sale |
| SKY EDEN@BEDOK | 16 | OCR | 3* | 01-05 | 1,087 | $2,242,000 | $2,062 | $2,157 | Apr 2024 | New Sale |
| SKY EDEN@BEDOK | 16 | OCR | 3* | 01-05 | 1,087 | $2,273,000 | $2,091 | $2,187 | Mar 2024 | New Sale |
| SKY EDEN@BEDOK | 16 | OCR | 3* | 11-15 | 1,087 | $2,359,000 | $2,170 | $2,270 | Mar 2024 | New Sale |
| SKY EDEN@BEDOK | 16 | OCR | 3* | 11-15 | 1,087 | $2,359,000 | $2,170 | $2,270 | Jan 2024 | New Sale |
| SKY EDEN@BEDOK | 16 | OCR | 3* | 06-10 | 1,087 | $2,346,000 | $2,158 | $2,257 | Jan 2024 | New Sale |
| SKY EDEN@BEDOK | 16 | OCR | 4* | 06-10 | 1,302 | $2,766,000 | $2,124 | $2,222 | Jan 2024 | New Sale |
| SKY EDEN@BEDOK | 16 | OCR | 3* | 01-05 | 1,087 | $2,254,000 | $2,073 | $2,168 | Jan 2024 | New Sale |
| SKY EDEN@BEDOK | 16 | OCR | 3* | 11-15 | 1,087 | $2,381,000 | $2,190 | $2,291 | Jan 2024 | New Sale |
| SKY EDEN@BEDOK | 16 | OCR | 3* | 01-05 | 1,087 | $2,239,000 | $2,060 | $2,155 | Jan 2024 | New Sale |
| SKY EDEN@BEDOK | 16 | OCR | 3* | 06-10 | 1,087 | $2,276,000 | $2,094 | $2,190 | Dec 2023 | New Sale |
| SKY EDEN@BEDOK | 16 | OCR | 3* | 11-15 | 1,087 | $2,370,000 | $2,180 | $2,280 | Dec 2023 | New Sale |
| SKY EDEN@BEDOK | 16 | OCR | 4* | 01-05 | 1,302 | $2,665,000 | $2,046 | $2,140 | Dec 2023 | New Sale |
| SKY EDEN@BEDOK | 16 | OCR | 3* | 06-10 | 1,087 | $2,297,000 | $2,113 | $2,210 | Nov 2023 | New Sale |
| SKY EDEN@BEDOK | 16 | OCR | 3* | 01-05 | 1,087 | $2,285,000 | $2,102 | $2,199 | Nov 2023 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.