Summerlea Green
Overview & Key Facts
Summerlea Green is a small 99-year leasehold landed cluster estate completed in 1998, comprising 55 units of three-storey terrace houses along Kismis Green in the Upper Bukit Timah precinct of District 21. Developed by Kismis Properties Pte Ltd — a special-purpose vehicle tied to the OCBC Group — the estate occupies a quiet residential enclave off Kismis Road, within the broader green corridor that stretches from Bukit Timah Nature Reserve toward the Beauty World town centre revival.
It is important to clarify the product type at the outset. Summerlea Green is not a strata condominium. It is a cluster landed estate: each unit is a three-storey terrace house with approximately 3,100 sqft built-up, five bedrooms, a private car porch, and individual strata title over the unit and its immediate plot. The shared infrastructure — roads, landscaping, and likely a communal pool — is maintained under a management corporation. For buyers expecting apartment-format condo amenities, this is a fundamentally different product.
On pricing, the 12-month average PSF of S$1,765 sits against a slim transaction base of 8 total recorded sales across three years of data, with the PSF trajectory running S$1,330 → S$1,459 → S$1,710 — a 29% cumulative increase from the first to most recent data period. That upward momentum is a positive signal, but thin volumes mean each individual transaction materially shifts the average; the trajectory should be read directionally, not as a precise benchmark.
At S$2.6M average and S$2.78M median on an 8-transaction base, Summerlea Green occupies the entry tier of the D21 landed market — accessible relative to larger Bukit Timah bungalows and semi-detached houses, but facing a meaningful lease constraint that distinguishes it from the competing new-launch RCR condominium supply now emerging around Beauty World MRT.
Location & Connectivity
Summerlea Green sits off Kismis Road in the western fringe of the Bukit Timah conservation and educational belt, one of Singapore’s most recognisable residential corridors. The address places residents approximately 0.89 km from Beauty World MRT station on the Downtown Line — a commute that is walkable in good weather but more practically served by a short drive or ride-hail, particularly on the return trip uphill from the DTL station to the estate entrance.
The Beauty World precinct is undergoing its most significant transformation in decades. The Reserve Residences, an integrated mixed-use development by Far East Organization and Sino Group directly above Beauty World MRT station, will bring 700 residential units, 150 serviced residences, 20,000 sqm of retail and F&B including an anchor supermarket, and a new bus interchange when it completes around 2028. A new community club with indoor sports hall, community library, and elderly facility is part of the same masterplan. The net effect on the immediate neighbourhood is a material uplift in amenity density, pedestrian vitality, and transit-linked convenience — all of which benefit the sub-kilometre catchment around Kismis Road.
The broader Bukit Timah corridor is one of Singapore’s premier educational addresses. Anglo-Chinese Junior College (ACJC) is 0.69 km from the estate — the closest JC in the ShiokNest database for this address. Ngee Ann Polytechnic is 0.63 km away, Henry Park Primary School 0.94 km, and SUSS 0.97 km. Australian International School is 1.71 km distant, extending the appeal to expatriate families. The density of tertiary and secondary education institutions within 1 km is a genuine differentiator for families at the secondary and post-secondary planning stage.
King Albert Park MRT station is 1.37 km away, also on the Downtown Line, providing a second transit option and connectivity redundancy when Beauty World station experiences service disruptions. The Bukit Timah Expressway (BKE) access via Jalan Jurong Kechil brings the CBD to approximately 25–30 minutes by car and Changi Airport to 35–40 minutes. The estate is approximately 600 m from Bukit Timah Road, which runs frequent bus services toward the CBD, Orchard Road, and Jurong.
The residential character of Kismis Road itself is quiet and green, flanked by mature trees and surrounding landed properties. The nearby Bukit Timah Nature Reserve is accessible within a short drive or a sustained walk, and the Rail Corridor green link runs through the broader corridor, connecting residents to a continuous nature trail that runs from Woodlands to Tanjong Pagar.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Ngee Ann Polytechnic | tertiary | Within 1 km |
| Anglo-Chinese Junior College | jc | Within 1 km |
| Henry Park Primary School | primary | Within 1 km |
| Singapore University of Social Sciences | tertiary | Within 1 km |
| Nan Hua High School | secondary | ~1.7 km |
| Australian International School | international | ~1.7 km |
| Pei Tong Primary School | primary | ~1.9 km |
| Nan Hua Primary School | primary | ~1.9 km |
Facilities
As a small 55-unit cluster estate of 1998 vintage, Summerlea Green provides the shared-amenity infrastructure typical of a boutique landed cluster development: a communal swimming pool, car park provisions within each unit’s private car porch, landscaped common areas, and a management corporation structure for estate maintenance. A clubhouse or BBQ pavilion is common in developments of this type and era; specific on-site facilities have not been independently verified.
Buyers approaching Summerlea Green expecting the resort-style amenity stack of a large modern condominium — gymnasium, tennis courts, multiple pools, function rooms, co-working spaces — are addressing the wrong product. The landed cluster format by design prioritises private space, spatial generosity per unit, and enclave character over shared recreational infrastructure. Each of the 55 units offers approximately 3,100 sqft of built-up living across three storeys, a private car porch accommodating two vehicles, and a layout that includes five bedrooms, multiple en-suite bathrooms, and separate living, dining, and kitchen floors. This spatial programme does not exist in any condominium apartment at comparable pricing.
“The cluster estate format in Bukit Timah gets you the landed lifestyle at a lower quantum than a full semi-D or detached. You have your own floors, your own entrance, and your car is parked at your door. The pool is shared but nobody really crowds a 55-unit estate. For families with teenagers, the space per person is incomparable to a 1,200 sqft apartment.”
— Perspective on landed cluster living in the Upper Bukit Timah corridor, D21
The broader Beauty World and Bukit Timah neighbourhood provides the supplementary amenity layer. Beauty World Centre, Bukit Timah Shopping Centre, and the upcoming Bukit V mall (part of the Reserve Residences integrated development) bring retail, F&B, wet markets, and supermarkets within sub-kilometre reach. Coronation Plaza, Guthrie House, and the established Bukit Timah retail strip on Upper Bukit Timah Road add further options. The Rail Corridor and Bukit Timah Nature Reserve cover recreational and nature access without requiring club membership.
Unit Sizes & Layout
Summerlea Green comprises 55 units of three-storey terrace houses, each with approximately 3,100 sqft built-up area, five bedrooms, and a two-car private car porch. The ground floor typically houses the living room, dining room, kitchen, utility area, and a guest bedroom; the first floor holds the master suite and secondary bedrooms, each with attached bathrooms; the top floor offers additional bedroom space and in many units access to a roof terrace. This spatial programme is standard for the Kismis Properties cluster estate template of the late 1990s.
The 1998 TOP date places Summerlea Green at approximately 27–28 years of age. Structural integrity of reinforced concrete terrace construction at this age is not a concern — these units are built to the same engineering standards as private landed housing across Singapore. The practical implication for buyers is a renovation requirement: bathrooms, kitchens, floor finishes, and potentially electrical and plumbing systems in units that have not been upgraded recently will need a refurbishment budget. Buyers should factor S$80,000–S$150,000 for a comprehensive renovation of a 3,100 sqft terrace unit depending on specification level.
On an absolute price basis, the S$2.78M median transaction implies a unit cost of approximately S$897 per sqft on a 3,100 sqft footprint. Against competing new-launch RCR condominiums in the area — the Reserve Residences at S$2,494 psf, Nava Grove at S$2,488 psf, Pinetree Hill at S$2,486 psf — Summerlea Green’s PSF appears significantly lower. However, this comparison is misleading when applied directly: a 3,100 sqft terrace house at S$1,765 psf delivers a S$5.5M product, whereas a 1,200 sqft condo at S$2,488 psf delivers a S$3M product. The absolute quantum differential, spatial difference, and product-type difference all require careful decomposition before drawing any direct comparison.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 6 | $1,530 | $2,508,750 |
| 5 BR | 2 | $1,239 | $2,940,000 |
Pricing & Market Position
Based on 8 recorded transactions, sale prices range from $2,300,000 to $3,080,000, averaging $2,616,563 (~$1,765 psf).
Rents range from $9,400 to $9,400 per month across 1 rental transactions. Current rental yield sits at approximately 4.1%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 28.6% (from $1,330 to $1,710 psf).
Neighbourhood Comparison
Summerlea Green’s competitive landscape splits across two dimensions that must not be conflated: the new-launch RCR strata condominium market, and the secondary landed cluster estate market in the Upper Bukit Timah corridor.
Against the new-launch RCR condominiums, the headline PSF comparison runs unfavourably for Summerlea Green in absolute psf terms: The Reserve Residences at S$2,494 psf (99yr/2021, 892 units), Nava Grove at S$2,488 psf (99yr/2024, 552 units), and Pinetree Hill at S$2,486 psf (99yr/2022, 520 units) all command higher psf rates. However, this comparison requires careful disaggregation. Those developments start with full 99-year leases (commencing 2021–2024 versus Summerlea Green’s 1995 commencement), are strata high-rise apartments in the 400–1,200 sqft range, and offer resort facilities. Summerlea Green at S$1,765 psf on a 3,100 sqft terrace house delivers a fundamentally different product type at a total consideration of S$2.6–2.8M.
Ki Residences at S$1,954 psf (999yr, 660 units) and Forett@Bukit Timah at S$2,130 psf (FH, 633 units) offer closer product-type comparisons in the broader D21 private leasehold/freehold condominium market. Ki Residences on a 999-year tenure and Forett on a freehold basis each resolve the lease-decay question entirely — the permanent tenure eliminates the 60-year cliff risk that defines Summerlea Green’s structural limitation. Buyers weighing lease risk will find these alternatives compelling even at a 10–20% PSF premium, provided they are comfortable with apartment-format living.
Within the landed cluster estate segment specifically, comparable 99-year leasehold cluster terraces in Bukit Timah and King Albert Park of similar vintage typically trade in the S$1,600–S$2,000 psf range depending on remaining lease, condition, and lot configuration. Summerlea Green’s S$1,765 psf sits within this range but at the lower end, reflecting the lease constraint. Buyers comparing across multiple cluster estates in D21 should verify exact lease commencement dates and remaining years — a 10-year difference in commencement date between two superficially similar estates represents a material difference in forward CPF accessibility and resale buyer pool depth.
The bottom line: if the priority is spatial generosity, the Kismis Road enclave address, ACJC and Ngee Ann Polytechnic proximity, and a cluster-terrace living format with a medium-term occupation horizon, Summerlea Green offers genuine value at approximately S$2.6–2.8M total consideration. If the priority is lease perpetuity, full condominium facilities, or maximum capital appreciation runway, the competing new-launch RCR and freehold alternatives are structurally superior.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| SUMMERLEA GREEN | 99 yrs lease commencing from 1995 | 1998 | 55 | $1,765 |
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | 2023 | 892 | $2,494 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | 2024 | 552 | $2,488 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | 2023 | 520 | $2,486 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | 2021 | 660 | $1,954 |
| FORETT@BUKIT TIMAH | Freehold | 2021 | 633 | $2,130 |
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 SUMMERLEA GREEN across multiple dimensions.
What Residents Say
“We looked at a few cluster estates in Bukit Timah before settling on Kismis. The schools here are the real draw — our children could walk to ACJC when they were in JC and cycle to Ngee Ann for polytechnic. In D21 at this budget you simply don’t get that combination anywhere else. The lease was the difficult conversation but we modelled our exit at year 8 and the numbers still worked.”
— Owner-occupier family, Summerlea Green, on the ACJC and Ngee Ann Polytechnic catchment
“Kismis is a quiet road — genuinely quiet, not just relatively quiet by Singapore standards. In the morning there’s bird noise from the nature reserve corridor. The cluster estate means there’s no through traffic past your door. You drive in, you park in your car porch, and the outside world goes away. That’s increasingly hard to find this close to Beauty World and Bukit Timah Road.”
— Resident on the enclave character of the Kismis Road address
“Beauty World is changing. The Reserve Residences construction is visible from parts of the estate. In three years there will be a proper mall and a new bus interchange right at the DTL station — that changes the daily convenience calculation significantly. Right now you drive for groceries. By 2028 you walk to a Fresh supermarket and the bus interchange. That is a real neighbourhood upgrade.”
— Resident anticipating the Beauty World integrated development completion
The resident profile at Summerlea Green is consistent with the educational and spatial characteristics of the address: families with children in secondary or tertiary education, owner-occupiers with multi-vehicle households, and Singaporean professionals in the Bukit Timah, Jurong, and CBD employment corridors who prioritise residential space and educational proximity over urban convenience. Expatriate families from the nearby Australian International School and German European School catchments form a smaller rental segment. The estate’s size — 55 units — creates a genuine community density where neighbours are likely to recognise each other without the anonymity of a large condominium complex.
Strengths & Weaknesses
- Cluster terrace format: ~3,100 sqft, 5 bedrooms, private car porch — landed lifestyle at sub-semi-D quantum
- ACJC 0.69km and Ngee Ann Polytechnic 0.63km — best JC and polytechnic proximity in D21 at this price tier
- Henry Park Primary 0.94km — one of Singapore's most sought-after P1 registration catchment schools
- Beauty World DTL 0.89km — walkable/rideable; neighbourhood being transformed by Reserve Residences integrated development (~2028)
- Beauty World area revival: 20,000 sqm Bukit V mall, new bus interchange, community club with library directly above MRT
- PSF uptrend confirmed: S$1,330 → S$1,459 → S$1,710 across three data periods (+29%)
- En-Bloc score 63/100 — above-average collective sale potential for a small 55-unit estate in mature D21 corridor
- Quiet Kismis Road enclave: private landed character, low traffic, proximity to Bukit Timah Nature Reserve green corridor
- OCBC Group developer pedigree — well-constructed 1990s estate with proven build quality
- Australian International School 1.71km and SUSS 0.97km — strong international school and university proximity
- LEASE CRITICAL: 99yr/1995 — ~68yr remaining, 60yr CPF cliff in approximately 8 years; narrows buyer pool and CPF accessibility for resale
- Only 8 total sales transactions over 3 years — extremely illiquid secondary market, thin pricing benchmarks
- Rental yield of 4.06% based on a SINGLE rental transaction — statistically meaningless; actual yield unknown
- 1998 vintage: kitchens, bathrooms, and finishes require renovation; budget S$80,000–S$150,000 for comprehensive refurbishment
- King Albert Park and Beauty World DTL 0.89–1.37km — usable but not doorstep MRT; car still preferred for peak-hour commutes
- Competing new-launch supply (Reserve Residences, Nava Grove, Pinetree Hill) starts with full 99yr leases from 2021–2024 — 26yr tenure advantage
- Walkability score 43/100 — car dependency for grocery shopping, evening F&B; improving significantly with Reserve Residences completion (~2028)
- No gym, no tennis courts, no function rooms — cluster estate amenity set is minimal compared to large modern condominiums
- ShiokNest score 56/100 — composite reflects lease, liquidity, and walkability penalties
- Small 55-unit MCST — management fees and sinking fund concentrated across fewer contributors
Verdict
Summerlea Green presents a narrow but genuine proposition for a specific buyer profile in the D21 landed market. The core case: a 3,100 sqft cluster terrace in one of Singapore’s most prestigious educational and residential corridors, at an entry price below the landed semi-detached market threshold, in a neighbourhood that is actively being uplifted by the Reserve Residences integrated development directly above the nearest MRT station. For a family with secondary or post-secondary students, the ACJC (0.69 km) and Ngee Ann Polytechnic (0.63 km) proximity is a tangible and measurable benefit that is difficult to replicate elsewhere in the RCR at this quantum.
The structural constraint is equally clear: the 99-year lease commenced in 1995 is now running at approximately 68 years remaining, with the 60-year CPF restriction cliff approximately 8 years ahead. This is not a disqualifying factor for the right buyer — a family intending to occupy the unit for 5–10 years, purchasing without CPF dependency for the full quantum, and exiting before the 60-year threshold crossover retains a workable window. But for buyers relying heavily on CPF, planning a 15-year hold, or expecting strong capital appreciation in perpetuity, the lease trajectory is a serious constraint that must be priced into the purchase decision. The competitor set of new 99-year leases (Reserve Residences 2021, Nava Grove 2024, Pinetree Hill 2022) starts with 99 years of runway versus Summerlea Green’s 68 — a 31-year tenure differential that grows more impactful the longer any hold period extends.
The en-bloc score of 63/100 is above average for D21 and reflects the small-estate cluster format and land configuration that makes collective sale structurally more achievable than in a 500-unit high-rise. No formal en-bloc attempt has been reported in available sources, and the small 55-unit universe means any attempt requires near-unanimous owner alignment. The Beauty World area transformation and URA master plan for increased plot ratio in the precinct could, over the medium term, make a successful collective sale more financially attractive. This is a speculative angle — it should be treated as an optionality feature, not a base-case investment thesis.
The ShiokNest composite score of 56/100 appropriately reflects the lease constraint, thin transaction liquidity, and walkability limitations. It should not be read as a verdict against the lifestyle quality or the location fundamentals. Buyers who belong at Summerlea Green typically already know the Kismis Road address and the Bukit Timah enclave character; the decision is whether the lease clock, the renovation requirement, and the landed-estate format suit their family stage and tenure horizon.