Rent vs D11 -32.7%
Rents below district median
Zedge's latest 12-month median rent is $3,500 compared with the D11 median of $5,200 for the same period. Use this district check before narrowing by bedroom and area band.
Zedge rent and sale price
D11 / Watten Estate, Novena, Thomson
Address 2 Akyab Road Zedge Singapore 309973
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Quick summary about Zedge
Zedge is a freehold apartment in D11 / Watten Estate, Novena, Thomson. The page currently tracks 233 rentals and 27 sales.
- Latest 12M median rent is $3,500 per month from 41 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,569,444, with median sale PSF at $1,878 psf from 2 sales.
- Rent is flat over the last 3 months. Sale PSF is up 0.7% over the last 3 months.
Zedge Market Brief
Compare the project with D11 across rent, sale PSF, tenure and transaction activity.
Compared with D11
Sale PSF vs D11 -25.2%
Sale PSF below district median
Zedge's latest 12-month median sale PSF is $1,878 psf versus the D11 median of $2,511 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 2.68%
Rent support above district screen
Gross yield is roughly 2.68% versus a D11 screen of 2.23%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 28.4% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity -20.0%
Activity is lighter
20 recent transactions versus 25 in the prior 6-month view.
Tenure lens Freehold
Freehold comparison needed
Freehold matters most on sale price. Compare Zedge against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $3,500
Is the asking rent fair?
$3,350 to $3,700 is the first fair-rent band to check. Above $3,700 should have a visible reason.
Latest 12M median sale PSF $1,878 psf
Is the purchase price fair?
$1,520,000 to $1,620,000 and $1,820 to $1,930 psf are the first sale checks before adjusting for floor, size, view and condition.
2 bed rent $3,600
Are similar units renting for more?
2 bed and 400 to 500 sqft give the closest unit-size checks.
Rent stability 28.4% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume -20.0%
Is activity rising?
Activity is lighter. 20 recent transactions versus 25 in the prior 6-month view.
Zedge Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Apartment, Non-Landed Properties
Sales 27 resale transactions
Total sold value $35.5M
Zedge Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 233 Jun 2021 to Jun 2026
Sale transactions 27 Jun 2021 to Jun 2026
Rent trend 0.0% Last 3 months
Sale PSF trend 0.7% Last 3 months
Zedge Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
NOVENA MRT STATION (NS20) 0.53 km away
TOA PAYOH MRT STATION (NS19) 1.14 km away
FARRER PARK MRT STATION 1.27 km away
Schools nearby
FARRER PARK PRIMARY SCHOOL 1.15 km away
BENDEMEER SECONDARY SCHOOL 1.44 km away
ANGLO-CHINESE SCHOOL (PRIMARY) 1.47 km away
SAINT JOSEPH'S INSTITUTION INTERNATIONAL ELEMENTARY SCHOOL 1.47 km away
Amenities
BENDEMEER SHOPPING MALL Mall / retail · 1.67 km away
WHAMPOA PARK CONNECTOR Park / green link · 0.76 km away
HAWKER CENTRE (BLK 75 TOA PAYOH LORONG 5) Food centre · 1.6 km away
Zedge Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,700 57 rentals in view
Latest median sale PSF $1,843 psf 6 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jun 2026 3 $3,700 1 $1,843 psf $1,388,888
May 2026 3 $3,550 0 - -
Apr 2026 2 $4,125 1 $1,913 psf $1,750,000
Mar 2026 6 $3,225 0 - -
Feb 2026 3 $3,700 0 - -
Jan 2026 1 $3,700 0 - -
Dec 2025 7 $3,200 0 - -
Nov 2025 4 $3,125 0 - -
Oct 2025 3 $3,500 0 - -
Sept 2025 5 $3,600 0 - -
Aug 2025 3 $3,400 1 $1,832 psf $1,380,000
Jul 2025 1 $3,200 1 $1,830 psf $1,320,000
Projects Similar to Zedge
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold 6 Derbyshire 0.8 km away 417 transactions
- Median rent
- $3,400
- Median sale PSF
- $2,148 psf
- Median rent
- $3,250
- Median sale PSF
- $1,803 psf
- Median rent
- $3,400
- Median sale PSF
- $2,254 psf
- Median rent
- $3,950
- Median sale PSF
- $1,925 psf
- Median rent
- $3,300
- Median sale PSF
- $1,732 psf
- Median rent
- $3,500
- Median sale PSF
- $1,926 psf
Zedge Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $3,000 $2,913 108
2 bed $3,600 $3,527 110
3 bed $4,000 $4,022 15
Zedge Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
400 to 500 sqft $3,000 $2,894 88
500 to 600 sqft $3,000 $2,929 7
600 to 700 sqft $3,317 $3,287 40
700 to 800 sqft $3,600 $3,473 70
800 to 900 sqft $4,000 $3,960 5
900 to 1,000 sqft $4,000 $4,022 15
1,000 to 1,100 sqft $3,875 $4,163 4
1,200 to 1,300 sqft $4,300 $4,233 3
Zedge Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,605,000 $1,754 psf 1
06 to 10 $1,338,000 $1,771 psf 11
11 to 15 $1,380,000 $1,747 psf 7
16 to 20 $1,226,944 $1,713 psf 8
Zedge Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Zedge shows a latest 12-month median monthly rent of $3,500 across 41 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $3,500
Rentals in period 41
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Latest 12M sales at Zedge show a median price of $1,569,444 and $1,878 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,569,444
Latest 12M median PSF $1,878 psf
Sale signal Moderate
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- Freehold should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Zedge has 27 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Moderate
Total sold value $35.5M
Latest record Jun 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
Run Zedge numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $3,500/mo Test gross and net yield against typical rent. Buy vs rent $1.6M Compare ownership cost against renting. Mortgage $1.6M Estimate monthly payment from the sale price. Stamp duty $1,878 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D11 to compare Zedge against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Zedge FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Zedge?
Zedge has a latest 12-month median monthly rent of $3,500 across 41 rentals in that period.
What is the typical sale price at Zedge?
The latest 12-month median sale price for Zedge is $1,569,444, based on 2 sales in that period.
What is the median sale PSF at Zedge?
The latest 12-month median sale price per square foot for Zedge is $1,878 psf. The average for the same period is $1,878 psf.
Is Zedge freehold or leasehold?
Zedge is listed as Freehold. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Zedge located?
Zedge is located at 2 Akyab Road Zedge Singapore 309973 in D11 / Watten Estate, Novena, Thomson.
How current is the Zedge transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.