Overview & Key Facts
KEW GATE is a 99 yrs lease commencing from 1994 condominium at LIMAU GARDEN in District 16 (OCR), developed by KEW PARK PTE LTD (FAR EAST ORGANIZATION), comprising 31 units, completed in 1997.
Location & Connectivity
KEW GATE is approximately 520m from Sungei Bedok MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Sungei Bedok | Thomson-East Coast Line | 520m |
| Bedok South | Thomson-East Coast Line | 560m |
| Tanah Merah | East-West Line | 710m |
| Bayshore | Thomson-East Coast Line | 1.3 km |
Schools & Education
13 schools within 2 km (6 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Bedok View Secondary School | Secondary | 310m |
| Yu Neng Primary School | Primary | 410m |
| Bedok Green Primary School | Primary | 500m |
| Bedok South Secondary School | Secondary | 560m |
| Fengshan Primary School | Primary | 660m |
| Ping Yi Secondary School | Secondary | 860m |
| Bedok North Secondary School | Secondary | 1 km |
| Opera Estate Primary School | Primary | 1.2 km |
Market Position
KEW GATE has recorded 17 sales at an average price of $1,982,346.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 5 | $658 psf | — |
| 2022 | 2 | $813 psf | ↑ 23.6% |
| 2024 | 7 | $868 psf | ↑ 6.7% |
| 2025 | 2 | $1,037 psf | ↑ 19.5% |
| 2026 | 1 | $945 psf | ↓ 8.9% |
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KEW GATE prices have cooled 8.9% from the 2025 peak, yet remain 43.6% above where the series began in 2021.
Price Index Check
The ShiokNest Price Index for District 16 reads 130.8 as of June 2026 — up 7.1% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| PINERY RESIDENCES | 99 years leasehold | $2,551 psf | 551 |
| VELA BAY | 99 years leasehold | $2,869 psf | 371 |
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | $2,085 psf | 270 |
| THE BAYSHORE | 99-year leasehold | $1,237 psf | 251 |
| THE GLADES | 99 yrs lease commencing from 2013 | $1,615 psf | 230 |
Lease Analysis
With 67 years remaining on its 99-year lease, KEW GATE still qualifies for full bank financing and CPF usage.
What Could Work Against You
- About 67 years remain on the lease. Decay is not yet a financing problem, but buyers holding beyond 10-15 years should model the value drag as the 60-year threshold approaches.
- Only 2 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 31 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
This is a strong match for families with young children, car-owning households, long-term hold (10+ yr) and en-bloc speculators. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
Verdict
KEW GATE is a 99 yrs lease commencing from 1994 development in District 16 (OCR), with 31 units, offering a gross yield of 2.9%.
At ~$1,006 psf, it represents a competitive entry point in the OCR segment.
Explore the full KEW GATE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing KEW GATE against staying public? These HDB towns sit within walking or short-drive distance:
- Bedok — 4-room average $659,895 (370m away), an upgrader gap of about $1,300,000
FAQ
What is the average PSF for KEW GATE?
Is KEW GATE freehold?
What is the rental yield for KEW GATE?
Which MRT is nearest to KEW GATE?
Sources & Next Steps
- KEW GATE Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) — District 16 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 17 transactions
- Rental data: 3 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Apr 2026 · 17 records analysed · Source: URA private-sale caveats