Kew Gate
Project page · 99-year lease from 1994
Based on 9 sales in projects within 2 km, last 24 months. Search widened 4 of 4 steps to find enough comparable sales. 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.
| Sold | Where | Floor | Size | Price | Per sqft | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| May 2026 | The Springfield · 1194 m | - | 2,368 sqft | S$2,480,000 | S$1,047 psf | ×1.000 | S$1,047 psf |
| Apr 2026 | Kew Gate | - | 2,519 sqft | S$2,380,000 | S$945 psf | ×1.000 | S$945 psf |
| Dec 2025 | The Springfield · 1194 m | - | 2,336 sqft | S$2,216,800 | S$949 psf | ×1.021 | S$969 psf |
| Aug 2025 | Kew Gate | - | 2,260 sqft | S$2,330,000 | S$1,031 psf | ×1.031 | S$1,063 psf |
| May 2025 | The Springfield · 1194 m | - | 2,336 sqft | S$2,188,888 | S$937 psf | ×1.039 | S$974 psf |
| Apr 2025 | The Springfield · 1194 m | - | 2,379 sqft | S$2,300,000 | S$967 psf | ×1.039 | S$1,005 psf |
| Mar 2025 | Kew Gate | - | 2,260 sqft | S$2,358,000 | S$1,043 psf | ×1.050 | S$1,096 psf |
| Jan 2025 | The Springfield · 1194 m | - | 2,325 sqft | S$2,188,000 | S$941 psf | ×1.050 | S$988 psf |
| Nov 2024 | The Springfield · 1194 m | - | 2,379 sqft | S$2,190,000 | S$921 psf | ×1.054 | S$970 psf |
How accurate is this estimate for Kew Gate?
Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.
What the rent says
What this house earns against what it costs, set beside what homes like it earn.
2.81% gross yield
S$63,600 of rent a year against the estimate above · 0.35 points above flats like it
Leases signed here within a quarter of this size run about S$5,300 a month, the middle of 1 of them.
In outside the central region, leasehold houses with 60 to 69 years of lease left yield 2.46%, from 39 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
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q3 2026 | 2000-2500 sqft | — | Terrace House | S$5,300 |
| Q3 2025 | 2000-2500 sqft | — | Terrace House | S$5,100 |
median of 1 URA rental contracts at Kew Gate within a quarter of 213 sqm, since 2025Q4.
Buying or selling at S$2,266,286?
Buying: Stamp duty on S$2,266,286 · Cash and CPF needed on S$2,266,286 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$2,266,286.
Each opens with this figure filled in; change anything there.
Primary schools near 1e Limau Garden
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
- Temasek Primary School · 520 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Bedok Green Primary School · 1,225 m · no 2025 Phase 2C ballot
- St. Anthony's Canossian Primary School (girls) · 1,589 m · no 2025 Phase 2C ballot
- Changkat Primary School · 1,997 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Kew Gate · Strata Terrace · 67 years left | 2,519 sqft | S$2,380,000 | S$945 psf |
| Aug 2025 | Kew Gate · Strata Terrace · 67 years left | 2,260 sqft | S$2,330,000 | S$1,031 psf |
| Mar 2025 | Kew Gate · Strata Terrace · 68 years left | 2,260 sqft | S$2,358,000 | S$1,043 psf |
| Aug 2024 | Kew Gate · Strata Terrace · 68 years left | 2,831 sqft | S$2,330,000 | S$823 psf |
| Aug 2024 | Kew Gate · Strata Terrace · 68 years left | 2,250 sqft | S$2,300,000 | S$1,022 psf |
| Jul 2024 | Kew Gate · Strata Terrace · 69 years left | 2,820 sqft | S$2,240,888 | S$795 psf |
| Jul 2024 | Kew Gate · Strata Terrace · 69 years left | 2,260 sqft | S$2,180,000 | S$964 psf |
| May 2024 | Kew Gate · Strata Terrace · 69 years left | 2,831 sqft | S$2,200,000 | S$777 psf |
| Apr 2024 | Kew Gate · Strata Terrace · 69 years left | 2,314 sqft | S$2,010,000 | S$869 psf |
| Mar 2024 | Kew Gate · Strata Terrace · 69 years left | 2,250 sqft | S$1,850,000 | S$822 psf |
| Nov 2022 | Kew Gate · Strata Terrace · 70 years left | 2,271 sqft | S$1,988,000 | S$875 psf |
| Apr 2022 | Kew Gate · Strata Terrace · 71 years left | 2,314 sqft | S$1,738,000 | S$751 psf |
| Oct 2021 | Kew Gate · Strata Terrace · 71 years left | 2,260 sqft | S$1,580,000 | S$699 psf |
Showing 13 of 14.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | Kew Gate · 2000-2500 sqft · Terrace House | S$5,300 | S$2.36 psf |
| Q3 2025 | Kew Gate · 2000-2500 sqft · Terrace House | S$5,100 | S$2.27 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 66 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 now | Lease left | Prices flat | Prices 2% a year | Prices 4% a year | This market's record, 4.58% a yearmeasured |
|---|---|---|---|---|---|
| 5 years | 61 years | S$2,168,165 | S$2,393,829 | S$2,637,904 | S$2,712,286 |
| 10 years | 56 years | S$2,043,120 | S$2,490,552 | S$3,024,317 | S$3,197,277 |
| 20 years | 46 years | S$1,814,830 | S$2,696,743 | S$3,976,517 | S$4,444,356 |
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 4.58% 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.