Kentish Green
Overview & Key Facts
Kentish Green is a 122-unit condominium at 20 Oxford Road in District 8 — developed by Kentish View Pte Ltd, a project vehicle of Far East Organization, Singapore’s largest private residential developer with a portfolio spanning more than 800 developments island-wide. The project obtained its Temporary Occupation Permit in 1999, placing it among the last cohort of Far East developments from the pre-millennium era, and it sits on a 99-year lease that commenced in 1995.
With just 122 units, Kentish Green is a quiet, low-rise enclave that feels deliberately apart from the commercial bustle of the Serangoon Road corridor immediately to its west. The unit mix is exclusively two- and three-bedroom configurations with generously sized layouts — 1,098 to 1,324 sqft — that reflect the proportions of their era rather than today’s compact new-launch norm. Facilities are minimal by contemporary standards: a swimming pool, children’s pool, BBQ pits, playground, and car park. This is a development that sells on location, neighbourhood character, and unit size rather than on amenity breadth.
The address tells most of the story. Oxford Road runs through the Farrer Park planning area — a dense, walkable inner-city neighbourhood that straddles the boundary between Rochor and Kallang, sandwiched between Little India to the south and Balestier to the north. City Square Mall, connected directly to Farrer Park MRT, is a five-minute walk. The Farrer Park NE8 station is 440 metres from the lobby — close enough that most residents walk it daily. At an average of $1,283 psf against peers like Piccadilly Grand at $2,164 psf and Citylights at $1,759 psf, Kentish Green trades at a significant discount to newer RCR stock — a gap that reflects the lease trajectory and the absence of integrated-development status rather than any deficiency in the fundamentals of its address.
Location & Connectivity
Kentish Green’s walkability score of 83/100 is the headline number that frames every other conversation about this development. That score is earned by geography: the development sits within a dense inner-city grid where most daily errands are achievable on foot in under 10 minutes, a genuine rarity for a private condominium. City Square Mall — Singapore’s first eco-mall, with over 200 tenants across 450,000 sqft of net lettable area — is connected directly to Farrer Park MRT and is roughly a five-minute walk from Oxford Road. The mall houses NTUC FairPrice, Food Republic, and a medical centre, covering the trifecta of grocery, food, and healthcare without needing a car or bus.
Farrer Park MRT (NE8) on the North-East Line sits 440 metres from Kentish Green — a sub-6-minute walk that most residents complete without breaking a sweat. From Farrer Park, the NEL runs direct to Dhoby Ghaut interchange (three stops, 8 minutes) for Circle Line and North-South Line transfers, and south to HarbourFront. Little India MRT (NE7/DT12) is 1.06 km away and adds Downtown Line access — reaching the CBD via Bugis (10 minutes) or Bayfront (15 minutes) without changing at a busy interchange. Novena MRT (NS20) at 1.03 km places residents one stop from Newton interchange, useful for trips north on the NSL.
The surrounding neighbourhood offers a density of daily conveniences that most suburban condos cannot approach. Mustafa Centre, the 24-hour department store on Syed Alwi Road, is under a kilometre away. Tekka Market (wet market and hawker centre) is accessible via a short bus ride or a 15-minute walk through Little India. The Farrer Park Food Centre along Hampshire Road provides affordable cooked food within walking distance. For healthcare, Farrer Park Hospital — a private integrated specialist hospital — is approximately 800 metres away on Connexion; Tan Tock Seng Hospital, one of Singapore’s two major public acute hospitals, is under 1.5 km by car or bus.
For drivers, the CTE is accessible via Balestier Road or Moulmein Road in under five minutes, connecting north to the Seletar Expressway or south into the CBD in approximately 10 minutes off-peak. Orchard Road is roughly a 7-minute drive. The absence of major expressway noise on Oxford Road itself — a secondary road with light traffic — means the address benefits from inner-city connectivity without the ambient road noise typical of developments fronting arterials like Serangoon Road or Race Course Road.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| CHIJ Our Lady Queen of Peace | primary | Within 1 km |
| Farrer Park Primary School | primary | Within 1 km |
| St. Margaret's Secondary School | secondary | Within 1 km |
| St. Margaret's Primary School | primary | Within 1 km |
| LASALLE College of the Arts | tertiary | ~1.0 km |
| St. Andrew's Secondary School | secondary | ~1.3 km |
| St. Andrew's Junior College | jc | ~1.3 km |
| St. Andrew's Junior School | primary | ~1.4 km |
Facilities
Kentish Green’s facility set is lean, and honest buyers will price this in accordingly. The development offers a swimming pool, a separate children’s pool, BBQ pits, a children’s playground, and surface and basement car parking. There is no gymnasium, no function room, no tennis court, and no clubhouse. For a 1999-era development of 122 units, this is typical of the period — the prevailing formula at the time prioritised landscaping and open space over the amenity-density arms race that defined post-2010 launches.
The honest framing is this: Kentish Green residents use City Square Mall’s gym, Farrer Park’s public sports facilities, and the broader neighbourhood as their “extended compound.” The Farrer Park Field and community sports complex on Owen Road are a 10-minute walk, offering football pitches, a 400m track, and tennis courts at negligible cost. The Park Connector Network running along Whampoa River is accessible within 15 minutes on foot, enabling jogging routes toward Bishan-Ang Mo Kio Park or the Kallang River basin.
Unit Sizes & Layout
Kentish Green’s unit mix sits at the opposite end of the spectrum from modern compact layouts. The development offers exclusively two-bedroom (approximately 1,098 sqft) and three-bedroom (approximately 1,270–1,324 sqft) configurations — proportions that align with the building norms of the late 1990s, when developers routinely built private bedrooms large enough for full wardrobes and study desks, and living-dining areas that could accommodate a genuine dining table for six. Against the 700–850 sqft two-bedders of contemporary launches, the difference is tangible rather than marginal.
Far East Organization was known in this era for practical, well-proportioned floor plans with enclosed kitchens (the Asian cooking standard), separate master bedroom wet and dry areas in larger units, and balconies sized for actual use rather than mere existence. Residents on property platforms consistently note that the units “feel spacious compared to new condos,” and the 1,098–1,324 sqft range means most three-bedroom units can accommodate a domestic helper comfortably. The absence of the “junior master” bedroom compression common in newer three-bedders is a practical advantage for families.
The finishing standard reflects the development’s vintage. Original fittings — in units that have not been renovated — will be showing their age. Most units transacted in the secondary market in recent years have undergone some degree of renovation, and buyers should factor a renovation budget of $50,000–$80,000 for kitchen and bathroom refreshment if acquiring an unupgraded unit. The quality of the original construction (Far East Organization typically used reputable contractors) means the bones are sound; the surface finishes are simply 25-plus years old.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 23 | $1,194 | $1,412,773 |
| 4 BR | 1 | $1,224 | $1,660,000 |
Pricing & Market Position
Based on 24 recorded transactions, sale prices range from $1,040,000 to $1,720,000, averaging $1,423,074 (~$1,283 psf).
Rents range from $2,400 to $6,000 per month across 144 rental transactions. Current rental yield sits at approximately 3.4%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 27.9% (from $1,004 to $1,283 psf).
Neighbourhood Comparison
Kentish Green’s most direct comparison set in the Farrer Park–D8 corridor reveals a consistent pattern: newer developments command a 37–69% PSF premium, which the market has awarded primarily for fresher leases, integrated-development status, or higher specification rather than location superiority. Piccadilly Grand ($2,164 psf, 99-year from 2022, 407 units, by CDL & MCL Land) is the benchmark new launch in the sub-market: it sits directly above Farrer Park MRT with integrated mall retail, and was awarded the Best Integrated Development designation at launch. The 69% PSF premium over Kentish Green is the market’s price for a fresh 99-year lease, MRT integration, and brand-new finishes. For buyers who can afford Piccadilly Grand’s quantum (starting around $1.8 million for a 2-bedroom), the comparison is clear.
Citylights ($1,759 psf, 99-year from 2004, 600 units) on Jellicoe Road offers a useful mid-point. With a lease from 2004 — nine years fresher than Kentish Green’s 1995 start — Citylights sits above the 60-year CPF threshold by a more comfortable margin and commands a 37% PSF premium. It offers more facilities (gymnasium, tennis, function rooms), a larger development scale, and Lavender MRT access on the East-West Line in addition to the Farrer Park NEL proximity. Buyers choosing between Citylights and Kentish Green are trading eight to nine years of additional lease headroom for a meaningful price premium — a calculation each buyer must run against their own holding period.
City Square Residences ($1,889 psf, freehold, 910 units) on Kitchener Road represents the freehold option in the immediate neighbourhood. Its tenure is permanently free of the 60-year threshold anxiety, and at 910 units it offers broader facilities and liquidity. The 47% PSF premium over Kentish Green reflects both the freehold title and its direct integration with City Square Mall. For buyers with a long-term ownership horizon beyond 20 years, City Square Residences makes a structurally stronger case.
Kerrisdale ($1,392 psf, 99-year from 1997, 481 units) on Balestier Road is Kentish Green’s closest vintage peer, with a lease starting just two years later. The 8.5% PSF premium over Kentish Green may reflect Kerrisdale’s larger unit count and fuller facility set (gymnasium, tennis court, squash court, function rooms). Both developments face the same 60-year CPF threshold dynamic within a similar timeframe. Sturdee Residences ($1,999 psf, 99-year from 2018, 305 units) on Sturdee Road, closer to Farrer Park Hospital, commands a 56% PSF premium for a lease 23 years fresher — a premium that the market has consistently sustained for near-new RCR stock in this corridor.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| KENTISH GREEN | 99 yrs lease commencing from 1995 | 1999 | 122 | $1,283 |
| PICCADILLY GRAND | 99 yrs lease commencing from 2021 | 2022 | 407 | $2,167 |
| CITYLIGHTS | 99 yrs lease commencing from 2004 | 2007 | 600 | $1,767 |
| CITY SQUARE RESIDENCES | Freehold | 2009 | 910 | $1,891 |
| STURDEE RESIDENCES | 99 yrs lease commencing from 2015 | — | 305 | $1,999 |
| KERRISDALE | 99 yrs lease commencing from 1998 | 2006 | 481 | $1,395 |
Lease Decay Analysis
The 99-year lease runs from 1995, meaning approximately 31 years have already been consumed. Roughly 68 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~68 years | Full bank financing available |
| 2034 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2054 | ~39 years | Significant financing restrictions for next buyer |
| 2094 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~58 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates KENTISH GREEN across multiple dimensions.
What Residents Say
“I’ve lived here for several years and the location is unbeatable for everyday errands. City Square Mall is literally a five-minute walk — NTUC, Food Republic, doctor, pharmacy, all there. Farrer Park MRT is walkable even in the rain because you can cut through the mall concourse. The development itself is quiet and low-key, which I prefer over large-scale condos with hundreds of units fighting for the same pool lane.”
— Owner-occupier review via Singapore Expats Condo Directory
“Unit sizes are genuinely large compared to what’s being built now. My two-bedder here is bigger than the three-bedders I was looking at in newer launches. If you want space and you don’t need a gym or tennis court on site, this is excellent value for the area. The lease is something to watch, though — I wouldn’t plan to hold this beyond 10 years.”
— Owner-occupier via 99.co
“Good quiet condo in a great location. Common areas have been recently retiled and look refreshed. Management is decent. Mustafa is nearby for late-night shopping, which is convenient when you need something at 2am. The only thing I’d flag to buyers: check the lease carefully before buying, especially if you plan to use CPF.”
— Resident review via Singapore Expats Condo Directory
The pattern across review platforms is consistent: residents are positive about the neighbourhood, the unit sizes, and the development’s low-key character. The primary concern — raised explicitly in multiple reviews — is the lease trajectory and its implications for CPF usage and exit timing. This is an informed resident base that understands the trade-offs of their purchase and has priced them in. PropertyGuru listings show a consistent secondary market at $1.35–$1.55 million for two-bedders and $1.5–$1.75 million for three-bedders, with units typically spending 30–60 days on market before finding buyers — a healthy velocity for a 122-unit development with a lease disclaimer.
Strengths & Weaknesses
- Walkability 83/100 — exceptional inner-city walkability for a private condo; most daily errands on foot
- Farrer Park MRT (NE8) 440m — genuine pedestrian distance, partly sheltered via City Square Mall
- City Square Mall (200+ tenants, NTUC, Food Republic) 5-minute walk
- Generous unit sizes: 1,098–1,324 sqft for 2–3 bedrooms — materially larger than new-launch equivalents
- Quiet low-rise development (122 units) — pool and common areas never crowded
- Far East Organization provenance — Singapore's largest private developer, sound construction quality
- Farrer Park Hospital 800m; Tan Tock Seng Hospital under 1.5km — strong healthcare accessibility
- Three MRT options within walking range: Farrer Park NE, Novena NS (1.03km), Little India NE/DT (1.06km)
- CHIJ OLQP (0.47km) and Farrer Park Primary (0.56km) — two strong schools in 1km P1 priority band
- $1,283 psf vs $1,759–$2,164 for newer RCR peers — significant value entry for the address
- En-bloc optionality (score 59): 122 units on prime D8 land near MRT is an attractive developer profile
- 68 years remaining on 99-year lease from 1995 — 60-year CPF threshold arrives in ~8 years (2034)
- Lease decay will compress exit pool: buyers in 2034+ face CPF usage restrictions and tighter bank financing
- Minimal facilities: no gymnasium, no tennis court, no function room — lean even by 1999 standards
- Original fittings are 25+ years old; unrenowned units will need $50,000–$80,000 renovation budget
- Investment score 59, Profitability score 46 — moderate capital appreciation outlook given lease headroom
- Rental yield 3.39% — below the 3.5–4.5% achievable from newer RCR stock with fresher leases
- No integrated development status — City Square Mall is a walk away, not at the doorstep
- Limited unit variety: 2- and 3-bedroom only, no 1-bedroom or larger configurations
- Small development scale (122 units) limits MCST budget for major facility upgrades or sinking fund reserves
Verdict
Kentish Green sits at a peculiar intersection in the Singapore residential market: exceptional location credentials meeting a lease clock that has already consumed 31 of its 99 years, with only 68 remaining. The walkability score of 83 is not marketing hyperbole — it is a consequence of an address genuinely close to Farrer Park MRT, City Square Mall, Farrer Park Hospital, and the density of the Little India–Farrer Park commercial corridor. For own-stay buyers, this neighbourhood functionality delivers real, daily value. The question is how to weigh that against the lease arithmetic.
The 60-year threshold — beyond which CPF usage for purchase becomes restricted and bank financing terms tighten — arrives for Kentish Green in approximately eight years (around 2034). This is not a distant planning consideration; it is a near-term event that will begin to affect the secondary resale market before that threshold is formally crossed. Buyers who purchase today and plan to exit in 10–15 years will be selling to a pool of buyers with restricted CPF access and potentially less favourable loan-to-value terms. The price discount relative to newer RCR stock ($1,283 vs $1,759–$2,164 psf) already reflects this trajectory, but the discount may need to widen further as the clock advances.
The en-bloc narrative adds a dimension worth examining. At 122 units on an inner-city D8 site, Kentish Green has the profile that developers find attractive: manageable unit count for 80% consent, prime RCR land near MRT, and a lease remaining long enough to make a fresh 99-year grant viable. The ShiokNest en-bloc score of 59 reflects this possibility. However, en-bloc outcomes are probabilistic rather than certain — collective sales require majority consensus, a willing developer, and a market that prices the land correctly. Buyers should treat en-bloc potential as optionality, not a planned exit strategy.
The most honest buyer profile for Kentish Green today is an own-stay household that values inner-city walkability, generous unit sizes, proximity to Farrer Park MRT, and is planning a 7–10 year (not 15–20 year) horizon. At $1,283 psf, the entry price is among the most accessible in the RCR inner-city corridor. The rental yield of 3.39% (average rent $3,876/month) is modest but real, supported by 141 rental transactions and a tenant pool drawn from the Farrer Park healthcare corridor, Little India business community, and CBD commuters who value MRT proximity. This is not a development that will outperform the market; it is a development that will deliver comfortable, well-located urban living at a price that reflects its lease position honestly.