Kew Green

29 filed transactions · District 16 · OCR

Median, per square foot

879 psf

Observed range

$682 — $1,099 psf
S$2,700k median price

99 yrs lease commencing from 1994 · 29 filed transactions

▲ 14.9% vs 12 months ago

S$2,700k

Median price

Filed transactions

47%

Spread, low to high

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this

What it costs on the day, at $2,700,000Loan, downpayment, the cash CPF cannot cover, and both stamp duties
Run six checks before you commitThe asking price, nearby MOP supply, land coming, and what could be built next door
What a higher floor is worth hereMeasured within this building, not across the country
What is within reach of itSchools, stations and shops, at straight-line distance
Put it beside another blockTwo or three side by side, in a link you can send to whoever else is deciding

I own this

Median price by month23 months with a sale

Sep '21 · S$2,255kAug '26 · S$2,950k

The transactions behind those figures20 of 29

Nothing modelled — these are the filed sales.

274 sqmCondominium · Resale · 2026-08

S$2,850,000$966 psf

286 sqmCondominium · Resale · 2026-08

S$3,050,000$991 psf

279 sqmCondominium · Resale · 2026-07

S$3,300,000$1099 psf

286 sqmCondominium · Resale · 2026-03

S$2,838,000$922 psf

274 sqmCondominium · Resale · 2026-02

S$2,788,000$945 psf

305 sqmCondominium · Resale · 2025-11

S$2,700,000$822 psf

286 sqmCondominium · Resale · 2025-05

S$2,900,000$942 psf

327 sqmCondominium · Resale · 2025-02

S$3,150,000$895 psf

Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.

Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What the floor is worth

This project—

Not enough filed sales at both ends of this project to compare it with itself. It needs 3 or more high and 3 or more low. The figure beside this one is the town, not here.

District 16, typical project+8%

Middle of 8 projects in District 16 that clear the bar — half fall between +2.5% and +8.8%. 2 came out negative — high floors sold for less in 2 of them.

Every band in District 16, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

Storeys	Median psf	Filed sales
01-05	S$1,356	1,287
06-10	S$1,467	754
11-15	S$1,441	554
16-20	S$1,337	114
21-25	S$1,424	87
26-30	S$1,470	68

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station

Tanah Merah

1.0km

Primary schools within 1km

nearest 561m

Primary schools · straight-line distance

Temasek Primary School561m

1 more between 1km and 2km

Bedok Green Primary School1.5km

A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.

Stations

Tanah Merah1.0km
Bayshore1.0km

Also nearby

Hawker centreBedok Food Centre579m
ParkEast Coast Park Area G1.1km
Other schoolsTemasek Secondary School454m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

Distance from Kew GreenStraight-line, not walking — what sits between two points is in no dataset here.

10projects within 300m

$866–$1,374the middle half, per sq ft

$1,229median of those sales

From 72 filed sales — the 20 most recent at each project, which is all this index keeps.

Project	Away	Filed	Floor	Size	PSF
Kew Residencia	241m	2026-08	—	276 sqm	$892
Kew Grove	207m	2026-07	—	209 sqm	$2,228
Richmond Ville	297m	2026-06	—	222 sqm	$2,355
Kew Place	254m	2026-05	—	280 sqm	$1,776
Landed · Kew Heights	201m	2026-04	—	222 sqm	$1,383
Landed · Kew Terrace	237m	2026-04	—	223 sqm	$1,325
Landed · Kew Terrace	237m	2026-03	—	222 sqm	$1,370
Landed · Kew Drive	187m	2025-12	—	236 sqm	$1,258
Landed · Kew Heights	201m	2025-11	—	221 sqm	$1,298
Landed · Kew Heights	201m	2025-11	—	424 sqm	$961
Landed · Kew Crescent	53m	2025-10	—	160 sqm	$1,747
Landed · Kew Drive	187m	2025-09	—	241 sqm	$1,233
Landed · Kew Crescent	53m	2025-06	—	546 sqm	$987
Landed · Kew Drive	187m	2025-06	—	213 sqm	$1,311
Landed · Kew Walk	169m	2025-03	—	226 sqm	$1,163
Landed · Kew Crescent	53m	2024-12	—	160 sqm	$1,647
Landed · Kew Crescent	53m	2024-09	—	160 sqm	$1,619
Landed · Kew Crescent	53m	2024-08	—	224 sqm	$1,362
Landed · Kew Crescent	53m	2024-07	—	159 sqm	$1,522
Landed · Kew Walk	169m	2024-07	—	291 sqm	$1,105
Landed · Kew Walk	169m	2023-06	—	375 sqm	$860

The 21 most recent are listed, out of 72 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:00 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Which way does the unit face?

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

Nothing with planning permission sits on those bearings within 400m. That is a fact about this radius and these bearings, not a guarantee of a view — an application not yet decided does not appear here, and neither does anything further out.

This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

Where the money actually goes

Drag the sale price. Everything moves.

Cash

Loan

CPF principal

CPF interest

Fees

Sale price · S$2,700,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$2,700,000

Outstanding loan−S$180,000

CPF principal refundBack into your CPF, not lost−S$150,000

CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416

Agent fee (2% + GST) and legal−S$61,660

Cash in handS$2,255,924

S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.