Kew Green
Overview & Key Facts
Kew Green is a 111-unit leasehold cluster housing development at Kew Crescent in District 16, completed in 1998 and developed by Jadevine Ltd in partnership with Far East Organization — Singapore’s largest private property developer, with a portfolio spanning residential, hospitality, and commercial assets across the island. While Kew Green is legally zoned as a condominium and managed under strata title, it is architecturally and functionally a cluster estate: 111 three-storey townhouses arranged along private drives, each with its own basement car park lot, open roof terrace with Jacuzzi, and private outdoor space.
The development sits on a 99-year leasehold tenure commencing 1994, giving current buyers approximately 67 years of remaining lease — a figure that sits just below the 75-year CPF financing threshold and demands careful financial planning from any prospective purchaser. At an average transacted price of approximately $2,673,781 and average PSF of $820 across 32 recorded sales transactions, Kew Green occupies a distinctive position in the D16 market: it delivers landed-style living — multi-storey townhouses with private gardens, roof terraces, and individual car parks — at PSF levels well below comparable freehold landed properties in the east, and within a managed strata estate that eliminates the individual maintenance burden of owning outright landed.
The average unit size of approximately 3,258 sqft across the 4-bedroom and 5-bedroom configuration range (4BR: 2,842–3,401 sqft; 5BR: 3,520–4,413 sqft) confirms the development’s character: these are not apartments but genuine houses. Each unit spans three storeys with a basement car park integrated into the structure, delivering the spatial experience of private landed living under the administrative umbrella of a professionally managed strata estate complete with a clubhouse, swimming pool, gymnasium, and BBQ pits. For families who want the space and privacy of a terrace house but value the security and maintenance management of a condominium estate, Kew Green’s proposition is immediately legible.
The Kew Crescent neighbourhood — off Upper Changi Road near Bedok — is a quiet, low-density residential enclave in the eastern part of D16. Surrounded by Kew Drive, Kew Avenue, and the broader Bedok residential belt, Kew Green sits within easy reach of Tanah Merah MRT (EWL) approximately 1.05 km away, Bedok town centre, East Coast Park, and the amenity corridor of Upper East Coast Road and New Upper Changi Road. The proximity to Changi Airport — under 10 minutes by car — is a quiet but meaningful advantage for families with frequent international travel.
Location & Connectivity
Kew Green fronts Kew Crescent, a private residential street that feeds off the Kew Drive–Upper Changi Road network in eastern District 16. The immediate neighbourhood is characterised by low-density landed housing, light traffic, and mature greenery — a quieter character than the denser Bedok heartland residential belts to the north and west. The street address confers both a sense of exclusivity and the practical reality of car dependency: daily errands, school runs, and commuting require a vehicle or ride-hailing for most households.
MRT connectivity is provided primarily by Tanah Merah MRT (EW4) on the East West Line, approximately 1,053 metres from the development — a 13–15 minute walk. Bedok South MRT (TE30) on the Thomson-East Coast Line provides an additional option, as does Sungei Bedok MRT (DT37/TE31) at the interchange of the Downtown Line and Thomson-East Coast Line. While the multi-line coverage is useful for commuters heading toward the CBD or Marina Bay, the walking distances in this neighbourhood mean that most residents drive or use the bus network on Upper Changi Road for shorter legs. Kew Green is fundamentally a car-owning estate; the basement car park integrated into each unit design reflects this reality.
Bedok town centre is the primary daily amenity hub, approximately 2–3 km away and reachable in under 10 minutes by car. The Bedok cluster delivers strong coverage: Bedok Mall, Eastpoint Mall, FairPrice, Cold Storage, Bedok Interchange Hawker Centre, and a comprehensive food-and-beverage corridor along New Upper Changi Road. The stretch along Upper East Coast Road toward Siglap adds independent dining options, specialty grocers, and the celebrated Bedok 85 and 511 hawker clusters favoured by east-side families. Tampines Regional Centre, the Jewel Changi complex, and the East Coast Parkway recreational corridor are all within a 10–15 minute drive.
East Coast Park — Singapore’s longest urban recreational park, stretching 15 km along the coastline — is approximately 5 minutes by car. This proximity to greenery and outdoor recreation is a significant differentiator for families with active lifestyles. Schools within the catchment include Temasek Primary School, St. Anthony’s Primary School, Bedok South Secondary, and Temasek Junior College; the broader Changi–Bedok corridor also has access to Dulwich College and other international school campuses to the north. The neighbourhood’s low-density character, combined with accessible schooling and recreational amenities, makes it a credible long-term address for multi-generational families.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Bedok South Secondary School | secondary | Within 1 km |
| Yu Neng Primary School | primary | Within 1 km |
| Bedok View Secondary School | secondary | Within 1 km |
| Bedok Green Primary School | primary | Within 1 km |
| Fengshan Primary School | primary | Within 1 km |
| Ping Yi Secondary School | secondary | ~1.2 km |
| Opera Estate Primary School | primary | ~1.3 km |
| Bedok North Secondary School | secondary | ~1.3 km |
Facilities
Kew Green is one of those cluster developments that defies the assumption that landed-style estates forgo shared amenities. Despite its cluster townhouse format — where each unit has its own private outdoor space, roof terrace, and Jacuzzi — the estate also provides a shared facilities deck typical of a mid-tier condominium: a swimming pool, gymnasium, clubhouse, and BBQ pits. This dual-amenity structure — private per-unit outdoor space plus communal facilities — is relatively uncommon and represents genuine added value over pure strata-landed formats that offer only the individual unit’s private garden.
The per-unit facilities are the development’s headline differentiator. Each of the 111 townhouses includes a private open roof terrace with a Jacuzzi — effectively a private outdoor entertaining and relaxation space at the building’s top level. The basement level integrates a private car park into the unit’s footprint, giving residents the security and convenience of enclosed parking without competition for visitor or surface lots. Multi-storey living across three floors delivers bedroom segregation, living-dining separation, and the spatial logic of a landed terrace house rather than a horizontally stacked apartment.
The shared facilities — pool, gym, clubhouse, BBQ pits — are proportioned appropriately for 111 units. At this scale, the facilities are rarely congested and provide the social and recreational infrastructure that estate residents value, particularly for children. The 24-hour guarded access typical of Far East Organization managed estates provides a security layer above what individual landed ownership delivers. Professional estate management handles common-area maintenance, landscaping, and security — a structural convenience for owners who do not want to manage contractors individually as they would on a conventional landed property.
The trade-off in the facilities picture is the absence of the full-scale facilities deck found in larger purpose-built condominiums: there is no tennis court, no function room of hotel-lobby scale, no elaborate themed water features. Kew Green’s facilities are appropriate and well-maintained but not a statement product. For residents whose primary motivation is the spatial and lifestyle experience of landed living within a secure managed estate, this is entirely adequate; buyers seeking resort-scale facilities should evaluate purpose-built condominiums in the D16 area instead.
Pricing & Market Position
Based on 32 recorded transactions, sale prices range from $1,830,000 to $3,515,000, averaging $2,673,781 (~$897 psf).
Rents range from $4,600 to $9,500 per month across 68 rental transactions. Current rental yield sits at approximately 3.1%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 33.4% (from $700 to $934 psf).
Neighbourhood Comparison
The most direct comparison for Kew Green is the broader D16 strata landed and cluster-terrace market. Kew Residencia, a 99-year leasehold cluster terrace estate nearby on Kew Crescent, offers a comparable format with similar unit sizes. Kew Residencia’s lease start date is slightly different, and transacted PSF has followed a similar trajectory to Kew Green; the two developments are genuine peers and frequently compared by buyers evaluating the Kew area. The choice between them typically comes down to available units, unit condition, and specific lease-remaining calculations rather than material product differentiation.
Against outright landed in the Bedok–Tanah Merah area, Kew Green’s PSF advantage is structural and significant. 99-year leasehold terrace houses in D16 and D17 transact at $1,100–$1,500 PSF on strata floor area (or $1,500–$2,200 on land area), with total prices typically $3.5M–$5.5M for comparable bedroom counts. Freehold terrace houses in the Bedok–Upper East Coast corridor trade at $1,800–$2,600 PSF on land, with total prices exceeding $5M for similarly sized homes. Kew Green at $820 PSF and $2.5M–$3.5M total provides landed-scale floor area at a meaningful discount to both — the price paid is the shorter lease and the strata management structure. For families with a fixed budget ceiling of $3M–$3.5M who genuinely need 3,000+ sqft of multi-storey family space, Kew Green can be the only viable option in the east.
Against conventional D16 condominiums — The Glades, The Tanamera, and similar estate-type condos in the Tanah Merah–Bedok corridor — Kew Green is a fundamentally different product. A $2.5M budget at a conventional D16 condo would deliver a 1,200–1,600 sqft apartment. The same budget at Kew Green delivers 3,000+ sqft of three-storey townhouse living with a private car park and roof terrace. The comparison is only valid if the buyer genuinely needs and values the landed-format space; for investors or couples without the need for multi-generational space, conventional condos with stronger MRT proximity and newer specifications are the rational choice.
The lease-adjusted comparison is important. Buyers comparing Kew Green to freehold or longer-leasehold alternatives should run explicit lease decay models. A freehold condo at $1,400 PSF for 900 sqft costs approximately $1.26M with no lease risk. Kew Green at $820 PSF for 3,200 sqft costs approximately $2.6M with a 67-year lease. The capital commitment and lease risk are both materially higher, and the buyer must be purchasing for the landed-style product rather than as a like-for-like leasehold condo comparison.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| KEW GREEN | 99 yrs lease commencing from 1994 | 1998 | 111 | $897 |
| PINERY RESIDENCES | 99 years leasehold | — | — | $2,550 |
| VELA BAY | 99 years leasehold | — | — | $2,869 |
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | 2023 | 268 | $2,084 |
| THE BAYSHORE | 99-year leasehold | 1996 | 1,038 | $1,232 |
| THE GLADES | 99 yrs lease commencing from 2013 | 2017 | 726 | $1,613 |
Lease Decay Analysis
The 99-year lease runs from 1994, meaning approximately 32 years have already been consumed. Roughly 67 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~67 years | Full bank financing available |
| 2033 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2053 | ~39 years | Significant financing restrictions for next buyer |
| 2093 | 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 ~57 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates KEW GREEN across multiple dimensions.
What Residents Say
“We’ve lived here for 8 years and it’s exactly what we wanted — the space and privacy of a landed house without the hassle of maintaining the exterior yourself. The roof terrace is brilliant for weekends and the kids love having their own floors.”
— Owner review via PropertyGuru
“Great location for families. Quiet estate, short drive to East Coast Park and Bedok food centres. The Changi Airport proximity is genuinely useful. The lease is something you need to factor in before buying but if you understand what you’re getting, it’s good value.”
— Resident review via EdgeProp
“The unit sizes are huge compared to what you get in a new launch at this price. We have 4 bedrooms with enough space for our parents to have their own level. The private car park and roof terrace were the selling points for us.”
— Buyer comment via 99.co
“You need a car here — no question. But the neighbourhood is very peaceful and safe, and the management is responsive. The pool and gym are never crowded with only 111 units. If you accept it’s not a short walk to the MRT, it works very well as a family home.”
— Resident review via SRX
The resident feedback pattern for Kew Green is consistent with the development’s typology: high satisfaction with the spatial experience, the private car park, the roof terrace, and the security of a managed estate; clear-eyed acknowledgement of the car dependency and MRT distance; and informed acceptance of the lease position as a known quantity rather than a surprise. The tenant profile skews toward east-Singapore expatriate families, Singapore permanent residents in multi-generational households, and upgraders from HDB who want landed-scale space without the maintenance overhead of outright landed. Turnover is moderate — owners who buy tend to stay for extended periods, which is typical of cluster estates where the community character is stable and the product is genuinely differentiated from the broader condo market.
Strengths & Weaknesses
- Landed-scale living — 2,842–4,413 sqft three-storey townhouses with private outdoor space
- Private roof terrace with Jacuzzi on every unit — an uncommon specification in cluster estates
- Integrated basement car park per unit — secure enclosed parking within the unit footprint
- Strata estate management — security, landscaping, and common-area maintenance handled professionally
- Far East Organization developer — Singapore’s largest private developer, experienced cluster estate operator
- Competitive PSF ($820) for landed-scale space — materially below outright landed in D16
- Gross yield ~3.1% on avg rent $6,877/mo — solid income floor for a landed-replacement product
- Changi Airport under 10 minutes by car — east Singapore travel-time advantage
- East Coast Park and Bedok recreational corridor within 5–10 minutes by car
- Quiet low-density neighbourhood — Kew Crescent is a private, tree-lined residential enclave
- 67-year remaining lease — below 75-year CPF threshold, restricts CPF usage and financing options
- Car dependent — Tanah Merah MRT is ~1,053m away (13–15 min walk); no realistic walking option for daily commuting
- Progressive resale market narrowing — as lease decays toward 60yr, eligible buyer pool shrinks
- Units dated 1998 — kitchens, bathrooms, and finishes likely require $150K–$350K renovation budget
- Strata management fees and MCST approval required for external alterations — less freedom than outright landed
- Jacuzzi and roof terrace maintenance is owner’s individual responsibility — inspect condition carefully
- High absolute purchase quantum ($2.5M–$3.5M) for a leasehold asset with sub-75yr remaining lease
- Financing constraints — lower LTV limits may apply due to remaining lease; consult mortgage broker early
Verdict
Kew Green’s investment case is grounded in one central proposition: landed-scale living in a professionally managed strata estate at $820 PSF, in a quiet eastern district with easy access to Changi Airport, East Coast Park, and Bedok’s strong amenity base. Across 32 recorded sales transactions with an average price of $2,673,781, the development has demonstrated consistent transactional activity for a 111-unit estate — evidence of sustained buyer demand despite the lease constraint. Average rental income of $6,877 per month on 68 recorded rental transactions implies a gross yield of approximately 3.1% at the average sale price — respectable by east-Singapore landed-replacement standards and reflecting a tenant base of families who want house-scale living in a managed, secure estate.
The lease position is the development’s most prominent risk factor and must be addressed directly. With approximately 67 years of remaining lease from a 99-year tenure commencing 1994, Kew Green falls below the 75-year threshold at which CPF can be used in full for the purchase. Buyers must understand that: (1) CPF usage is restricted based on the lease remaining relative to the buyer’s age; (2) bank financing LTV limits may be lower given sub-75yr remaining lease; (3) the resale market will progressively narrow as the lease decays toward 60 and then 55 years, reducing the eligible buyer pool with each passing year. Buyers who plan to hold for 10–15 years will be selling a property with 52–57 years remaining — a tenure band where financing constraints are materially tighter and the pool of eligible buyers shrinks further.
Despite the lease constraint, the value case for the right buyer profile remains compelling. $820 PSF for 3,000–4,000 sqft of house-format living with a private car park, roof terrace, Jacuzzi, and a managed estate in eastern Singapore is structurally below the replacement cost of equivalent outright landed. Comparable 99-year leasehold terrace houses in the Bedok–Tanah Merah area transact at $1,100–$1,400 PSF on land (total price $3.5M–$5M+), while freehold terraces are $1,800–$2,500 PSF on land (total price $5M–$8M+). At $2.5M–$3.5M total, Kew Green gives families access to landed-scale space with managed-estate benefits at a quantum that outright landed cannot match. The trade-off is the managed-estate structure (maintenance fees, MCST approval requirements) and the lease clock.
For buyers who can purchase with cash or favourable financing, have a shorter intended hold period (5–10 years), and are genuinely attracted to the landed-style living experience within a secure strata estate, Kew Green at the right unit and price represents fair value in D16. The east-Singapore location delivers the Changi Airport proximity, East Coast Park access, and Bedok lifestyle infrastructure that east-side families value deeply. The development’s stable rental income ($6,877/mo average) provides an income floor for investment-oriented buyers. The critical discipline required is rigorous financial modelling of the lease position against the buyer’s age, intended hold period, and exit strategy before committing.