homequant
apartment · 218815

Kentish Green

Project page · 99-year lease from 1995

Indicative value range
S$1,565,195 – S$1,605,250
Indicative mid S$1,593,589 · S$1,310 psf

Based on 3 sales in this project, last 6 months. Search did not need to widen. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Sept 2026Kentish Green01-051,259 sqftS$1,650,000S$1,310 psf×1.000S$1,310 psf
Jul 2026Kentish Green01-051,076 sqftS$1,360,000S$1,263 psf×1.000S$1,263 psf
Jun 2026Kentish Green06-101,324 sqftS$1,760,000S$1,329 psf×1.000S$1,329 psf

How accurate is this estimate for Kentish Green?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 3 sales in Kentish Green since.

Median error
20.4%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 3 sales, so read the figure as a hint, not a verdict.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

3.16% gross yield

S$50,400 of rent a year against the estimate above

Leases signed here within a quarter of this size run about S$4,200 a month, the middle of 37 of them.

In the rest of the central region, leasehold flats with 60 to 69 years of lease left yield 3.16%, from 33 projects.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 20261300-1400 sqft3Non-landed PropertiesS$5,500
Q3 20261300-1400 sqft3Non-landed PropertiesS$5,500
Q3 20261300-1400 sqft3Non-landed PropertiesS$5,200
Q3 20261300-1400 sqft3Non-landed PropertiesS$5,200
Q3 20261300-1400 sqft3Non-landed PropertiesS$5,100
Q3 20261300-1400 sqft3Non-landed PropertiesS$4,700
Q3 20261300-1400 sqft3Non-landed PropertiesS$4,700
Q3 20261000-1100 sqft2Non-landed PropertiesS$4,200

median of 37 URA rental contracts at Kentish Green within a quarter of 113 sqm, since 2025Q4.

Buying or selling at S$1,593,589?

Buying: Stamp duty on S$1,593,589 · Cash and CPF needed on S$1,593,589 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,593,589.

Each opens with this figure filled in; change anything there.

Primary schools near 20 Oxford Road

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Kentish Green · 01-05 · Apartment · 67 years left
1,259 sqftS$1,650,000S$1,310 psf
Jul 2026
Kentish Green · 01-05 · Apartment · 68 years left
1,076 sqftS$1,360,000S$1,263 psf
Jun 2026
Kentish Green · 06-10 · Apartment · 68 years left
1,324 sqftS$1,760,000S$1,329 psf
Aug 2025
Kentish Green · 06-10 · Apartment · 68 years left
1,076 sqftS$1,400,000S$1,301 psf
Jul 2025
Kentish Green · 06-10 · Apartment · 69 years left
1,098 sqftS$1,390,000S$1,266 psf
Oct 2024
Kentish Green · 01-05 · Apartment · 69 years left
1,324 sqftS$1,700,000S$1,284 psf
Oct 2024
Kentish Green · 01-05 · Apartment · 69 years left
1,216 sqftS$1,450,000S$1,192 psf
Oct 2024
Kentish Green · 01-05 · Apartment · 69 years left
1,076 sqftS$1,430,000S$1,329 psf
Sept 2024
Kentish Green · 01-05 · Apartment · 69 years left
1,324 sqftS$1,690,000S$1,276 psf
Jul 2024
Kentish Green · 01-05 · Apartment · 70 years left
1,270 sqftS$1,700,000S$1,338 psf
Jun 2024
Kentish Green · 01-05 · Apartment · 70 years left
1,324 sqftS$1,688,888S$1,276 psf
Mar 2024
Kentish Green · 01-05 · Apartment · 70 years left
1,076 sqftS$1,450,000S$1,347 psf
Jan 2024
Kentish Green · 01-05 · Apartment · 70 years left
1,259 sqftS$1,680,000S$1,334 psf
Dec 2023
Kentish Green · 01-05 · Apartment · 70 years left
1,356 sqftS$1,660,000S$1,224 psf
Oct 2023
Kentish Green · 01-05 · Apartment · 70 years left
1,098 sqftS$1,400,000S$1,275 psf
Apr 2023
Kentish Green · 01-05 · Apartment · 71 years left
excluded: outlier
1,259 sqftS$1,720,000S$1,366 psf
Feb 2023
Kentish Green · 01-05 · Apartment · 71 years left
1,076 sqftS$1,300,000S$1,208 psf
Oct 2022
Kentish Green · 01-05 · Apartment · 71 years left
1,324 sqftS$1,438,000S$1,086 psf
Jul 2022
Kentish Green · 01-05 · Apartment · 72 years left
1,098 sqftS$1,290,000S$1,175 psf
Jun 2022
Kentish Green · 06-10 · Apartment · 72 years left
1,076 sqftS$1,221,888S$1,135 psf
May 2022
Kentish Green · 01-05 · Apartment · 72 years left
1,324 sqftS$1,350,000S$1,020 psf
May 2022
Kentish Green · 01-05 · Apartment · 72 years left
1,098 sqftS$1,220,000S$1,111 psf
May 2022
Kentish Green · 01-05 · Apartment · 72 years left
1,216 sqftS$1,340,000S$1,102 psf
Jan 2022
Kentish Green · 01-05 · Apartment · 72 years left
1,324 sqftS$1,350,000S$1,020 psf

Sale prices as filed in caveats.

Where the lease takes this

About 67 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearPrices 4% a yearThis market's record, 4.09% a yearmeasured
5 years62 yearsS$1,524,593S$1,683,274S$1,854,901S$1,862,941
10 years57 yearsS$1,436,665S$1,751,287S$2,126,616S$2,145,091
20 years47 yearsS$1,276,138S$1,896,274S$2,796,176S$2,844,972

On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.12% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 4.09% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.