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 |
|---|---|---|---|---|---|---|---|---|---|---|
| THE EDEN AT TAMPINES | 18 | OCR | 3 | 01-05 | 1,249 | $1,440,000 | $1,153 | $1,387 | Feb 2026 | Resale |
| THE EDEN AT TAMPINES | 18 | OCR | 3 | 06-10 | 1,195 | $1,530,000 | $1,281 | $1,541 | Jan 2026 | Resale |
| THE EDEN AT TAMPINES | 18 | OCR | 3 | 01-05 | 1,249 | $1,500,000 | $1,201 | $1,445 | Dec 2025 | Resale |
| THE EDEN AT TAMPINES | 18 | OCR | 3 | 06-10 | 1,238 | $1,538,888 | $1,243 | $1,495 | Oct 2025 | Resale |
| THE EDEN AT TAMPINES | 18 | OCR | 3 | 06-10 | 1,238 | $1,583,888 | $1,280 | $1,540 | Oct 2025 | Resale |
| THE EDEN AT TAMPINES | 18 | OCR | 3 | 06-10 | 1,206 | $1,500,000 | $1,244 | $1,497 | Sep 2025 | Resale |
| THE EDEN AT TAMPINES | 18 | OCR | 3 | 01-05 | 1,195 | $1,460,000 | $1,222 | $1,470 | Aug 2025 | Resale |
| THE EDEN AT TAMPINES | 18 | OCR | 3 | 01-05 | 1,249 | $1,435,000 | $1,149 | $1,382 | May 2025 | Resale |
| THE EDEN AT TAMPINES | 18 | OCR | 3 | 06-10 | 1,238 | $1,500,000 | $1,212 | $1,458 | May 2025 | Resale |
| THE EDEN AT TAMPINES | 18 | OCR | 3 | 01-05 | 1,485 | $1,680,000 | $1,131 | $1,361 | May 2025 | Resale |
| THE EDEN AT TAMPINES | 18 | OCR | 4 | 06-10 | 2,540 | $2,650,000 | $1,043 | $1,255 | May 2025 | Resale |
| THE EDEN AT TAMPINES | 18 | OCR | 4 | 06-10 | 1,356 | $1,650,000 | $1,217 | $1,464 | Apr 2025 | Resale |
| THE EDEN AT TAMPINES | 18 | OCR | 3 | 06-10 | 1,238 | $1,460,000 | $1,179 | $1,418 | Apr 2025 | Resale |
| THE EDEN AT TAMPINES | 18 | OCR | 3 | 01-05 | 1,012 | $1,228,000 | $1,214 | $1,460 | Apr 2025 | Resale |
| THE EDEN AT TAMPINES | 18 | OCR | 4 | 01-05 | 1,356 | $1,475,000 | $1,088 | $1,309 | Mar 2025 | Resale |
| THE EDEN AT TAMPINES | 18 | OCR | 3 | 01-05 | 1,249 | $1,420,000 | $1,137 | $1,368 | Mar 2025 | Resale |
| THE EDEN AT TAMPINES | 18 | OCR | 3 | 01-05 | 1,206 | $1,468,000 | $1,218 | $1,465 | Mar 2025 | Resale |
| THE EDEN AT TAMPINES | 18 | OCR | 3 | 06-10 | 1,238 | $1,442,000 | $1,165 | $1,402 | Feb 2025 | Resale |
| THE EDEN AT TAMPINES | 18 | OCR | 4 | 06-10 | 1,356 | $1,650,000 | $1,217 | $1,464 | Feb 2025 | Resale |
| THE EDEN AT TAMPINES | 18 | OCR | 3 | 01-05 | 1,012 | $1,230,000 | $1,216 | $1,463 | Feb 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.