Kew Vale

36 filed transactions · District 16 · OCR

Median, per square foot

1,244 psf

Observed range

$642 — $1,739 psf
S$3,000k median price

99 yrs lease commencing from 1994 · 36 filed transactions

▲ 27.2% vs 12 months ago

S$3,000k

Median price

Filed transactions

88%

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 $3,000,000Loan, 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
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 month24 months with a sale

Feb '22 · S$3,108kJun '26 · S$2,800k

The transactions behind those figures20 of 36

Nothing modelled — these are the filed sales.

161 sqmTerrace · Resale · 2026-06

S$2,800,000$1616 psf

284.4 sqmSemi-detached · Resale · 2026-05

S$3,350,000$1094 psf

156 sqmTerrace · Resale · 2026-04

S$2,920,000$1739 psf

253 sqmTerrace · Resale · 2025-10

S$3,280,000$1204 psf

532.8 sqmSemi-detached · Resale · 2025-10

S$3,680,000$642 psf

155.9 sqmTerrace · Resale · 2025-09

S$2,800,000$1669 psf

212.5 sqmSemi-detached · Resale · 2025-07

S$3,060,000$1338 psf

281.9 sqmSemi-detached · Resale · 2025-07

S$3,500,000$1153 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.

Where the money actually goes

Drag the sale price. Everything moves.

Cash

Loan

CPF principal

CPF interest

Fees

Sale price · S$3,000,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$3,000,000

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$68,200

Cash in handS$2,549,384

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.