Resale Project Scorecard
Kew Green
D16 · Bedok, Upper East Coast · 99-year leasehold · completed 1997 · 111 units
Grade D, 4.08 out of 10, the 66th highest score among 67 resale condos in District 16.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 67 yrs
- Resales, 12 months to Oct 2026
- 6
- To Bayshore MRT
- 1.0 km
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Kew Green Score
- D
- Grade
- Score out of 10
- 4.08
- Highest score among 67 resale condos in District 16
- 66th
Weak project — significant gaps in multiple factors. Standout strengths: MRT access. Key weaknesses: rental yield, schools.
Project's Historical Performance25%3/10
Avg Ann. of +2.76% — below-median performance vs same-vintage peers (29th percentile of 1997-era cohort).
The district median is 6/10.
Primary School Effect20%1/10
School proximity could not be measured — address geocoding incomplete for this development.
The district median is 9/10.
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%5/10
111 units — boutique development. Lower transaction frequency and limited shared facilities.
The district median is 5/10.
MRT Proximity13%9/10
1.0 km from Bayshore MRT (TE29) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 9/10.
Rental Yield10%3/10
District rental yield 2.93% used as proxy (project-level rental data unavailable) — below-average yield for the area.
The district median is 4/10.
Tenure10%5/10
99YR tenure — about 67 years remaining; some long-term decay exposure but not imminent.
The district median is 10/10.
Future Transformation6%6/10
Moderate future-catalyst exposure — nearest meaningful driver: Sungei Bedok MRT (TE31/DT38, TEL5+DTL3e) at 0.78km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
The district median is 7/10.
Scores updated October 2026. On the map →
Why Kew Green scores 4.08
Kew Green scores 4.08 out of 10 on the TRIBE Resale Project Scorecard, Grade D, ranking 2285th of 2,350 resale condos scored in Singapore and 66th of 67 in District 16 (Bedok, Upper East Coast). Its strongest factors are MRT Proximity (9/10) and Future Transformation (6/10); its weakest is Primary School Effect (1/10).
| Factor | This condoKew Green | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 3/10 | 6/10 | −0.75 | 6% of district |
| Primary School Effect20% | 1/10 | 9/10 | −1.60 | 0% of district |
| Project Size16% | 5/10 | 5/10 | ±0.00 | 44% of district |
| MRT Proximity13% | 9/10 | 9/10 | ±0.00 | 30% of district |
| Rental Yield10% | 3/10 | 4/10 | −0.10 | 14% of district |
| Tenure10% | 5/10 | 10/10 | −0.50 | 3% of district |
| Future Transformation6% | 6/10 | 7/10 | −0.06 | 36% of district |
Medians are across the 67 scored resale projects in District 16 (Bedok, Upper East Coast). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Kew Green and a median-profile project (7.09). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Kew Green Prices
- Median PSF
- $956
- Median price
- $2.84M
- Resales
- 6
- PSF on the year before
- +5.4%
Past transactions at Kew Green
26 resales, Nov 2021 to Oct 2026 · median $894 psf · $2,500,000 to $3,515,000 · 22 of the 22 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 14 Aug 2026 | 179 Kew Crescent | 0 | #00-00— · Blk 179 | — | 3,079 | $991 | $3,050,000 | Resale |
| 11 Aug 2026 | Blk 67 | 0 | #00-00— · Blk 67 | — | 2,949 | $966 | $2,850,000 | Resale |
| 28 Jul 2026 | Blk 23 | 0 | #00-00— · Blk 23 | — | 3,003 | $1,099 | $3,300,000 | Resale |
| 11 Mar 2026 | 177 Kew Crescent | 0 | #00-00— · Blk 177 | — | 3,079 | $922 | $2,838,000 | Resale |
| 6 Feb 2026 | 65 Kew Crescent | 0 | #00-00— · Blk 65 | — | 2,949 | $945 | $2,788,000 | Resale |
| 21 Nov 2025 | Blk 69 | 0 | #00-00— · Blk 69 | — | 3,283 | $822 | $2,700,000 | Resale |
| 30 May 2025 | 209 Kew Crescent | 0 | #00-00— · Blk 209 | — | 3,079 | $942 | $2,900,000 | Resale |
| 28 Feb 2025 | 101 Kew Crescent | 0 | #00-00— · Blk 101 | — | 3,509 | $898 | $3,150,000 | Resale |
| 28 Feb 2025 | Blk 229 | 0 | #00-00— · Blk 229 | — | 3,520 | $895 | $3,150,000 | Resale |
| 5 Dec 2024 | 43 Kew Crescent | 0 | #00-00— · Blk 43 | — | 3,843 | $915 | $3,515,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D16 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 1 | — | $1,203 psf |
| Feb–Apr 2022 | 3 | $856 psf | $1,244 psf |
| May–Jul 2022 | 1 | — | $1,327 psf |
| Aug–Oct 2022 | 1 | — | $1,347 psf |
| Nov 2022 – Jan 2023 | 4 | $851 psf | $1,351 psf |
| Feb–Apr 2023 | — | — | $1,353 psf |
| May–Jul 2023 | 1 | — | $1,437 psf |
| Aug–Oct 2023 | — | — | $1,432 psf |
| Nov 2023 – Jan 2024 | 2 | $866 psf | $1,462 psf |
| Feb–Apr 2024 | 2 | $908 psf | $1,476 psf |
| May–Jul 2024 | 1 | — | $1,476 psf |
| Aug–Oct 2024 | — | — | $1,469 psf |
| Nov 2024 – Jan 2025 | 1 | — | $1,551 psf |
| Feb–Apr 2025 | 2 | $897 psf | $1,549 psf |
| May–Jul 2025 | 1 | — | $1,494 psf |
| Aug–Oct 2025 | — | — | $1,556 psf |
| Nov 2025 – Jan 2026 | 1 | — | $1,484 psf |
| Feb–Apr 2026 | 2 | $934 psf | $1,543 psf |
| May–Jul 2026 | 1 | — | $1,525 psf |
| Aug–Oct 2026 | 2 | $979 psf | $1,599 psf |
A quarter is plotted from two sales up; the district line from ten.
Sellers here made a median +3.3% a year, ranked 24 of 34 in D16 and 369 of 715 condos. See the most profitable condos in D16 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Kew Green Notes
How these numbers are worked out
- Grade D places Kew Green in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $956 psf at Kew Green against $1,532 psf across District 16, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $907 psf). A specific unit's value depends on floor, size, facing and condition.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 6 resale caveats at Kew Green ranged from $822 psf to $1,099 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 1997, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Bayshore MRT (TE29), 1.0 km in a straight line. The walking route is usually longer, and bus links are not scored.
- OneMap's School Query lists no primary school within 1 km of any block, so none counts toward the Primary School Effect; a school just outside the 1 km line would not appear.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Kew Green for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.