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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ZEDGE | 11 | CCR | 3 | 06-10 | 915 | $1,750,000 | $1,913 | — | Apr 2026 | Resale |
| ZEDGE | 11 | CCR | 2 | 11-15 | 753 | $1,380,000 | $1,832 | — | Aug 2025 | Resale |
| ZEDGE | 11 | CCR | 2 | 16-20 | 721 | $1,320,000 | $1,830 | — | Jul 2025 | Resale |
| ZEDGE | 11 | CCR | 3 | 11-15 | 915 | $1,800,000 | $1,967 | — | Apr 2025 | Resale |
| ZEDGE | 11 | CCR | 2 | 06-10 | 700 | $1,250,000 | $1,787 | — | Apr 2025 | Resale |
| ZEDGE | 11 | CCR | 1 | 11-15 | 657 | $1,020,000 | $1,553 | — | Nov 2024 | Resale |
| ZEDGE | 11 | CCR | 1 | 06-10 | 484 | $890,000 | $1,837 | — | Oct 2024 | Resale |
| ZEDGE | 11 | CCR | 1 | 06-10 | 495 | $888,000 | $1,793 | — | Jan 2024 | Resale |
| ZEDGE | 11 | CCR | 2 | 16-20 | 721 | $1,303,888 | $1,808 | — | Aug 2023 | Resale |
| ZEDGE | 11 | CCR | 2 | 06-10 | 764 | $1,338,000 | $1,751 | — | Aug 2023 | Resale |
| ZEDGE | 11 | CCR | 2 | 11-15 | 893 | $1,398,000 | $1,565 | — | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.