ZEDGE is a freehold development along Akyab Road in District 11 (Newton / Novena), part of the CCR segment of Singapore's private residential market. The project comprises 102 units and is TOP 2010.
This profile draws on 29 recorded transactions from URA to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 16 years from TOP, ZEDGE is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 11 (Newton / Novena), the immediate context for ZEDGE is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 29 sales and 241 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the ZEDGE dashboard.
- Average sale price: $1,271,479 across 29 transactions
- Estimated gross rental yield: 3.0%
- District 11 PSF ranking: Mid-range (top 64%)
- Freehold tenure · CCR · D11 · 102 units
About ZEDGE
ZEDGE is a freehold condominium, located at Akyab Road in District 11 (Watten Estate, Novena, Thomson) (Core Central Region), developed by Macly Pte Ltd, comprising 102 residential units, completed in 2010.
As a freehold property, ZEDGE does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at ZEDGE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 7 | $1,740 psf | $856,143 |
| 1 BR | 3 | $1,676 psf | $1,090,000 |
| 2 BR | 18 | $1,726 psf | $1,425,549 |
| 3 BR | 1 | $1,497 psf | $1,950,000 |
Sales Market Overview
ZEDGE has recorded 29 sale transactions with an average transaction price of $1,271,479, ranging from $805,000 to $1,950,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 7 | $1,662 psf | $1,063,143 | — |
| 2022 | 8 | $1,685 psf | $1,427,250 | ↑ 1.4% |
| 2023 | 6 | $1,691 psf | $1,285,815 | ↑ 0.3% |
| 2024 | 3 | $1,728 psf | $932,667 | ↑ 2.2% |
| 2025 | 4 | $1,854 psf | $1,437,500 | ↑ 7.3% |
| 2026 | 1 | $1,913 psf | $1,750,000 | ↑ 3.2% |
ZEDGE ranks in the top 64% of condos in District 11 by average PSF.
Compared to the CCR average of $2,447 psf, ZEDGE trades 29.9% below the segment benchmark.
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Rental Market Overview
ZEDGE has recorded 241 rental transactions with monthly rents averaging $3,224/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 111 | $2,871/mo | $1,850/mo | $4,000/mo |
| 2 BR | 112 | $3,471/mo | $2,250/mo | $5,300/mo |
| 3 BR | 18 | $3,854/mo | $2,750/mo | $5,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 46 | $2,518/mo |
| 2022 | 66 | $3,160/mo |
| 2023 | 34 | $3,777/mo |
| 2024 | 44 | $3,416/mo |
| 2025 | 39 | $3,358/mo |
| 2026 | 12 | $3,563/mo |
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Investment Analysis
Based on average rents and sale prices, ZEDGE delivers an estimated gross rental yield of 3.0%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 11
Side-by-side comparison against the most actively traded condos in District 11 (Watten Estate, Novena, Thomson):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PULLMAN RESIDENCES NEWTON | Freehold | 340 | $3,074 psf | 288 |
| WATTEN HOUSE | Freehold | 180 | $3,236 psf | 179 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | 417 | $1,974 psf | 93 |
| PEAK RESIDENCE | Freehold | 90 | $2,489 psf | 90 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | 311 | $1,903 psf | 72 |
Location Map
Map shows ZEDGE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- ZEDGE
- Novena MRT
- Toa Payoh MRT
- Farrer Park MRT
- Newton MRT
- Newton MRT
- CHIJ Our Lady Queen of Peace
- Beatty Secondary School
- St. Margaret'
Nearby MRT Stations
ZEDGE is 520m from Novena MRT (North-South Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Novena | NS20 | North-South Line | 520m |
| Toa Payoh | NS19 | North-South Line | 1.1 km |
| Farrer Park | NE8 | North-East Line | 1.3 km |
| Newton | NS21 | North-South Line | 1.5 km |
| Newton | DT11 | Downtown Line | 1.5 km |
Nearby Schools
There are 20 schools within 2 km of ZEDGE, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| CHIJ Our Lady Queen of Peace | Primary | 420m |
| Beatty Secondary School | Secondary | 1.1 km |
| St. Margaret's Secondary School | Secondary | 1.1 km |
| St. Margaret's Primary School | Primary | 1.2 km |
| CHIJ Secondary (Toa Payoh) | Secondary | 1.2 km |
| School of Science and Technology | Jc | 1.2 km |
| St. Joseph's Institution | Secondary | 1.3 km |
| New Town Primary School | Primary | 1.4 km |
| Farrer Park Primary School | Primary | 1.4 km |
| Singapore Chinese Girls' School (Primary) | Primary | 1.5 km |
| Balestier Hill Primary School | Primary | 1.5 km |
| Anglo-Chinese School (Primary) | Primary | 1.6 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Walking-distance MRT. Novena is about 0.52km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
School-belt proximity. CHIJ Our Lady Queen of Peace sits about 0.42km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: ZEDGE hits the three structural levers that anchor long-term Singapore residential value: a prime district position, walkable MRT, and a long balance lease. Premium pricing is the trade-off; buyers paying that premium are buying scarcity rather than yield. 29 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 8-15 years to absorb full cycle and capture the prime-district capital-appreciation thesis. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for ZEDGE?
What is the rental yield for ZEDGE?
Is ZEDGE freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 29 transactions analysed
- Rental data: 241 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for ZEDGE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
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New Sale vs Resale Mix
Of the 452 condo transactions recorded in District 11 over the last 12 months, 90% resale, 8% new sale, 2% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 11 reads 121.2 as of June 2026 — up 1.7% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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HDB Alternatives Nearby
Weighing ZEDGE against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (480m away), an upgrader gap of about $400,000
- Toa Payoh — 4-room average $929,793 (930m away), an upgrader gap of about $350,000
- Central Area — 4-room average $1,088,814 (1.6 km away), an upgrader gap of about $200,000