How does a 101-unit, seven-storey freehold project from 1997 still trade at S$1,831 per square foot in 2026, while sitting on a street that the Downtown Line only reached 18 years after the building was finished? That mismatch between vintage and value is the whole story of 1 King Albert Park (as of 2026-04). Most buyers walk past the discreet boundary wall on King Albert Park (the road) without realising the building shares its name with the MRT station 350 metres away, opened in December 2015 as part of LTA Downtown Line Stage 2 and now slated to interchange with the future Cross Island Line after the Sep 2022 confirmation. The development was completed when DT6 was a planner's diagram, so today's pricing absorbs a connectivity dividend that was never priced into the 1996 launch quantum.
This profile is the data-driven companion to our District 21 Upper Bukit Timah area profile. Where the sister review (reachable from the same property listing) is the subjective verdict, this page is the spreadsheet view: 13 resale transactions (as of 2026-04), 132 rental contracts (as of 2026-04), a freehold tenure with no decay drag, and a thin-floor product mix that explains why every recent caveat hovers between S$1.45M and S$2.80M (as of 2026-04). For a buyer comparing 1 King Albert Park against a 99-year leasehold neighbour, the spread you are paying for freehold sits in the same numbers used for our lease decay calculator.
1 King Albert Park completed in 1997 as a quiet, low-density freehold by Waterbank Properties (S) Pte Ltd. The project is officially 101 units across seven storeys on a King Albert Park frontage (as of 2026-04) inside District 21, the Upper Bukit Timah corridor that SingStat geographic distribution classifies under the Bukit Timah Planning Area. Importantly, despite the shared name, this development is distinct from KAP Residences (11 King Albert Park, 142-unit mixed-use freehold completed 2018 by Oxley) — the two are sometimes conflated in agent listings (as of 2026-04). 1 King Albert Park is the 1997 boutique-residential block; KAP Residences is the 2018 mixed-use podium next door.
The pricing context in 2026 is being reshaped by three forces. First, the URA Master Plan retains the area's Residential 2 zoning with low plot ratio, which structurally caps competing new supply (as of 2026-Q1). Second, the September 2022 LTA confirmation that King Albert Park MRT (DT6) will interchange with the future Cross Island Line transformed the station from a single-line stop into a future double-line node, with works ongoing (as of 2026-04). Third, the most recent caveats lodged in URA REALIS in March and April 2026 (S$1.97M for a 2-bedder, S$2.14M for a 3-bedder, S$2.80M for a 4-bedder) show pricing has held within a narrow band even through the 2024 ABSD recalibrations — see the IRAS Additional Buyer's Stamp Duty rate table for current rates by buyer profile (as of 2026-04). Comparable freehold low-rise stock such as Hong Kong Park, Mont Timah, and The Cascadia traded in the S$1,700-S$2,050 PSF band over the same window, confirming the development is priced inside its peer envelope rather than at an outlier premium (as of 2026-04).
We track 13 sales and 132 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the 1 KING ALBERT PARK dashboard.
- Average sale price: $2,103,385 across 13 transactions
- Estimated gross rental yield: 2.5%
- District 21 PSF ranking: Above average (top 35%)
- · OCR · D21 · 101 units
About 1 KING ALBERT PARK
1 KING ALBERT PARK is a condominium, located at KING ALBERT PARK in District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) (Outside Central Region), developed by WATERBANK PROPERTIES (S) PTE LTD, comprising 101 residential units, completed in 1997.
With approximately 70 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at 1 KING ALBERT PARK:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 3 | $1,921 psf | $1,721,667 |
| 3 BR | 8 | $1,770 psf | $2,084,875 |
| 4 BR | 2 | $1,935 psf | $2,750,000 |
Sales Market Overview
1 KING ALBERT PARK has recorded 13 sale transactions with an average transaction price of $2,103,385, ranging from $1,450,000 to $2,800,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 2 | $1,715 psf | $1,949,500 | — |
| 2022 | 3 | $1,886 psf | $2,320,000 | ↑ 10.0% |
| 2023 | 1 | $1,819 psf | $2,330,000 | ↓ 3.5% |
| 2024 | 1 | $1,796 psf | $1,450,000 | ↓ 1.3% |
| 2025 | 3 | $1,792 psf | $1,988,333 | ↓ 0.2% |
| 2026 | 3 | $1,906 psf | $2,246,667 | ↑ 6.3% |
1 KING ALBERT PARK ranks in the top 35% of condos in District 21 by average PSF.
Compared to the OCR average of $1,550 psf, 1 KING ALBERT PARK trades 18.1% above the segment benchmark.
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Rental Market Overview
1 KING ALBERT PARK has recorded 132 rental transactions with monthly rents averaging $4,298/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 16 | $3,024/mo | $2,000/mo | $4,800/mo |
| 2 BR | 77 | $4,179/mo | $2,600/mo | $7,150/mo |
| 3 BR | 39 | $5,054/mo | $3,100/mo | $6,200/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 21 | $3,145/mo |
| 2022 | 24 | $3,817/mo |
| 2023 | 28 | $4,623/mo |
| 2024 | 19 | $4,870/mo |
| 2025 | 32 | $4,658/mo |
| 2026 | 8 | $4,828/mo |
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Investment Analysis
Based on average rents and sale prices, 1 KING ALBERT PARK delivers an estimated gross rental yield of 2.5%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 21
Side-by-side comparison against the most actively traded condos in District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | 892 | $2,494 psf | 722 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | 552 | $2,492 psf | 546 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | 520 | $2,486 psf | 519 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | 660 | $1,955 psf | 482 |
| FORETT@BUKIT TIMAH | Freehold | 633 | $2,130 psf | 357 |
Location Map
Map shows 1 KING ALBERT PARK (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- 1 KING ALBERT PARK
- King Albert Park MRT
- Beauty World MRT
- Anglo-Chinese Junior College
- Ngee Ann Polytechnic
- Henry Park Primary School
Nearby MRT Stations
1 KING ALBERT PARK is 350m from King Albert Park MRT (Downtown Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| King Albert Park | DT6 | Downtown Line | 350m |
| Beauty World | DT5 | Downtown Line | 680m |
Nearby Schools
There are 8 schools within 2 km of 1 KING ALBERT PARK, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese Junior College | Jc | 360m |
| Ngee Ann Polytechnic | Tertiary | 620m |
| Henry Park Primary School | Primary | 700m |
| Singapore University of Social Sciences | Tertiary | 1.0 km |
| Australian International School | International | 1.0 km |
| Hwa Chong International School | International | 1.9 km |
| Hwa Chong Institution | Secondary | 1.9 km |
| Hwa Chong Institution (JC) | Jc | 1.9 km |
- Freehold tenure with no decay drag. Every one of the 13 recorded caveats (as of 2026-04) lists tenure as Freehold. Unlike a 99-year leasehold neighbour entering its third decade, 1 King Albert Park does not face the step-down in CPF and bank financing that bites leasehold owners around year 65 of remaining lease — a meaningful advantage for an owner-occupier planning a multi-decade hold (as of 2026-04).
- Sub-S$3M ticket size for D21 freehold. Every transaction since 2021 closed between S$1.45M and S$2.80M (as of 2026-04). That keeps 1 King Albert Park inside the IRAS Buyer's Stamp Duty bracket where the marginal 6% tier on amounts above S$3M does not apply — a quiet advantage for tax efficiency that a S$3.5M peer development cannot offer (as of 2026-04). Use the stamp duty calculator to model the saving.
- Dual-line MRT optionality at DT6. The September 2022 LTA confirmation that King Albert Park MRT will interchange with the future Cross Island Line means residents will eventually access both the Downtown Line and a second orbital line from the same 350-metre walk (as of 2026-04). Compare commute times against alternative corridors on our commute-time map.
- Boutique scale, low management friction. At 101 units the development sits below the 150-unit threshold most analysts use to mark when MCST coordination starts requiring professional management. Owner-occupier ratios at boutique freeholds in D21 are historically high, which tends to compress vacancy churn even when district-wide rental sentiment cools (as of 2026-Q1).
- Larger-than-average floor plates. Average transacted area is 1,153 sqft (as of 2026-04). Two-bedders here average 937 sqft, which is roughly 15-20% larger than the typical 2026 new-launch two-bedder of 750-800 sqft. For families downsizing from a landed property or a 1,400-sqft older condo, the layout efficiency means fewer compromises on dining and study rooms.
- Rental absorption that punches above unit count. 132 rental contracts (as of 2026-04) against a 101-unit base means turnover-rate-implied tenant demand is robust. Average gross rent S$4,298/month against the S$1,831 PSF entry-price implies a gross yield of roughly 2.4% (as of 2026-04). Benchmark via the rental yield map; this places the project at the lower end of the D21 yield curve, which is consistent with freehold-premium properties trading rent yield for capital preservation.
- Plot-ratio scarcity moat. District 21's Residential 2 zoning under the URA Master Plan caps redevelopment intensity, meaning new freehold supply on similar plots near DT6 is structurally constrained. Land-bank scarcity is a long-duration price support (as of 2026-Q1).
- Building age and refurbishment cycle. At a 1997 TOP the building is approaching its 30-year mark in 2027 (as of 2026-04). MCST sinking-fund balances and the cadence of facade, lift, and waterproofing works become material due-diligence items. Ask for the latest AGM minutes and sinking-fund statement before offer — and budget for a possible special levy. Older 1990s condos in D21 have seen S$5,000-S$15,000 per-unit special levies for major works in recent years (as of 2026-Q1).
- Thin transaction tape. Just 13 caveats over five years (as of 2026-04) is a sparse comparable set. That makes mark-to-market valuation noisy: a single outlier caveat shifts the trailing-12-month average meaningfully. Buyers and sellers should triangulate against peer freehold projects rather than rely on within-project comparables alone.
- Yield gap versus newer stock. Implied gross yield around 2.4% (as of 2026-04) sits below the 2.8-3.2% range achievable from newer 99-year leasehold launches in adjacent districts. Investors prioritising cash-on-cash should model against newer alternatives using the cash flow calculator rather than assume freehold tenure alone compensates.
- Limited stack diversity at seven storeys. Only one transaction (as of 2026-04) recorded above the 06-10 floor band, reflecting the low-rise envelope. Buyers wanting unobstructed elevated views, pool-deck access, or high-floor premium pricing have very limited stack choice — and any 'high-floor' premium on resale will be modest.
- Name confusion with KAP Residences. Listings, valuation reports, and even some bank panel briefs occasionally conflate 1 King Albert Park (1997, 101 units) with KAP Residences (2018, 142 units, 11 King Albert Park) (as of 2026-04). Insist that every comparable cited in any valuation explicitly references the 1997 development — the 2018 mixed-use project trades on different fundamentals and at a different PSF band.
[
{
"persona": "Owner-occupier downsizer from landed property in D11/D21",
"fit_color": "green",
"reason": "Larger-than-typical 2BR (937 sqft) and 3BR (1,150-1,335 sqft) floor plates with freehold tenure suit a downsizer rejecting new-launch micro-units. Sub-S$2.2M entry for 3BR keeps stamp duty efficient and preserves capital for renovation (as of 2026-04)."
},
{
"persona": "Multi-decade hold investor prioritising capital preservation over yield",
"fit_color": "green",
"reason": "Freehold + scarcity-constrained plot ratio is the right vehicle when the goal is wealth preservation for 20+ years. The 2.4% gross yield is the explicit cost of that protection — accept the trade or look elsewhere (as of 2026-04)."
},
{
"persona": "Singapore-family buyer with primary-school-age children targeting Bukit Timah education belt",
"fit_color": "amber",
"reason": "Methodist Girls' School (Primary) and Pei Hwa Presbyterian fall within reach but proximity is not 1km for all addresses on the street. Verify the exact home-school distance via the MOE primary school finder before relying on Phase 2C priority (as of 2026-04)."
},
{
"persona": "Yield-first investor (3%+ gross required)",
"fit_color": "red",
"reason": "Implied gross yield around 2.4% (as of 2026-04) is structurally below your hurdle. Newer 99-year leasehold launches in D5 or D19 will out-yield. Run scenarios in the <a href=\"/calculator/cash-flow\">cash flow calculator</a> to confirm — do not stretch to make this work."
},
{
"persona": "First-time buyer relying on maximum LTV and 25-year tenure",
"fit_color": "amber",
"reason": "The building's 1997 vintage means MAS-aligned bank panels may apply a lease-equivalent stress for very long tenures even though it is freehold. Have your loan pre-approved BEFORE OTP — see the <a href=\"https://www.mas.gov.sg/regulation/notices/notice-645\" target=\"_blank\" rel=\"noopener\">MAS Notice 645 TDSR framework</a> on the income-stress test (as of 2026-04)."
},
{
"persona": "Foreign buyer (non-PR) facing the highest ABSD tier",
"fit_color": "red",
"reason": "The 60% ABSD on foreign buyers (as of 2026-Q1, see the <a href=\"https://www.iras.gov.sg/taxes/stamp-duty/for-property/buying-or-acquiring-property/who-should-pay-stamp-duty\" target=\"_blank\" rel=\"noopener\">IRAS ABSD rate table</a>) makes a S$2.1M acquisition cost S$3.36M effective. Unless this is a long-tenure relocation purchase, the ABSD math does not work."
}
]
1 King Albert Park is a niche freehold that rewards a specific profile: a long-hold owner-occupier or capital-preservation investor who values tenure perpetuity, larger floor plates, and the dual-line MRT optionality of DT6 (with the Cross Island Line interchange to follow), and who is willing to accept a sub-3% gross yield and the maintenance realities of a 30-year-old building. Suggested holding period: ten years minimum, with the meaningful re-rating moment likely to come when the Cross Island Line interchange opens — that is the catalyst that converts DT6 from a single-line stop into a node, and historically Singapore freehold projects within 400 metres of interchange stations have re-rated 8-15% in the 24 months around opening (as of 2026-04).
If your priority is yield-led cashflow, this is not the right asset; if your priority is freehold scarcity inside a constrained plot-ratio district, it is. Stress-test your numbers in the affordability calculator, confirm freehold-versus-leasehold trade-offs with the detailed freehold vs leasehold guide, and benchmark D21 alternatives via the District 21 area profile. The numbers in this profile are based on URA caveats — for the subjective verdict, scoring bars, and editorial recommendation, see the companion review article (as of 2026-04).
FAQ
What is the average price for 1 KING ALBERT PARK?
What is the rental yield for 1 KING ALBERT PARK?
Is 1 KING ALBERT PARK freehold or leasehold?
What should I check on the sinking fund and MCST before buying?
For a 1997-vintage building approaching its 30-year mark, request the last three AGM minutes, the sinking fund balance, and any approved or proposed special levies for facade, lift, or M&E refresh. Older 1990s D21 condos have seen S$5,000-S$15,000 per-unit special levies in recent years; budgeting for one is prudent (as of 2026-Q1).
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 13 transactions analysed
- Rental data: 132 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
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