HONG KONG PARK is a 999 yrs lease commencing from 1879 development along HUA GUAN AVENUE in District 21 (Clementi Park / Upper Bukit Timah), part of the RCR segment of Singapore's private residential market. The project comprises a compact unit count and is an established secondary-market project.
This profile draws on 28 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 21 (Clementi Park / Upper Bukit Timah), the immediate context for HONG KONG PARK is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 28 sales and 73 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the HONG KONG PARK dashboard.
- Average sale price: $8,622,071 across 28 transactions
- Estimated gross rental yield: 1.5%
- District 21 PSF ranking: Premium tier (top 20%)
- 999 yrs lease commencing from 1879 · RCR · D21
About HONG KONG PARK
HONG KONG PARK is a 999 yrs lease commencing from 1879 condominium, located at HUA GUAN AVENUE in District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) (Rest of Central Region).
Sales Market Overview
HONG KONG PARK has recorded 28 sale transactions with an average transaction price of $8,622,071, ranging from $3,200,000 to $20,300,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 6 | $2,172 psf | $6,911,333 | — |
| 2022 | 5 | $1,700 psf | $7,476,000 | ↓ 21.7% |
| 2023 | 6 | $1,794 psf | $9,883,333 | ↑ 5.5% |
| 2024 | 2 | $1,982 psf | $10,215,000 | ↑ 10.5% |
| 2025 | 7 | $2,263 psf | $8,997,143 | ↑ 14.2% |
| 2026 | 2 | $2,289 psf | $9,930,000 | ↑ 1.1% |
HONG KONG PARK ranks in the top 20% of condos in District 21 by average PSF.
Compared to the RCR average of $2,047 psf, HONG KONG PARK trades 1.1% below the segment benchmark.
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Rental Market Overview
HONG KONG PARK has recorded 73 rental transactions with monthly rents averaging $10,846/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 73 | $10,846/mo | $3,300/mo | $32,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 15 | $7,629/mo |
| 2022 | 20 | $11,655/mo |
| 2023 | 11 | $15,009/mo |
| 2024 | 11 | $9,164/mo |
| 2025 | 14 | $11,593/mo |
| 2026 | 2 | $8,000/mo |
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Investment Analysis
Based on average rents and sale prices, HONG KONG PARK delivers an estimated gross rental yield of 1.5%. 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 | $2,489 psf | 541 |
| 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 | 481 |
| FORETT@BUKIT TIMAH | Freehold | 633 | $2,130 psf | 357 |
Location Map
Map shows HONG KONG PARK (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- HONG KONG PARK
- King Albert Park MRT
- Beauty World MRT
- Anglo-Chinese Junior College
- Ngee Ann Polytechnic
- Australian International School
Nearby MRT Stations
HONG KONG PARK is 830m from King Albert Park MRT (Downtown Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| King Albert Park | DT6 | Downtown Line | 830m |
| Beauty World | DT5 | Downtown Line | 1.1 km |
Nearby Schools
There are 5 schools within 2 km of HONG KONG PARK.
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese Junior College | Jc | 1.2 km |
| Ngee Ann Polytechnic | Tertiary | 1.5 km |
| Australian International School | International | 1.6 km |
| Henry Park Primary School | Primary | 1.6 km |
| Singapore University of Social Sciences | Tertiary | 1.9 km |
School-belt proximity. Anglo-Chinese Junior College sits about 1.17km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Mature streetscape and amenity coverage. The immediate neighbourhood has the daily-living amenity profile of an established residential precinct — hawker centres, supermarkets, clinics, parks within a short walk or drive. The convenience compounds over a hold, even if no single amenity is a headline feature.
Moderate MRT walk. At 0.83km from the nearest station, the project sits just outside the 800m comfort threshold. Rental tenants notice — yield typically trails truly walkable comparables by 30-50bps in similar segments.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
[
{
"persona": "Young couple, first home",
"fit_color": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "amber",
"reason": "Bus or own-vehicle commute likely required"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "Verify tenant-pool depth in immediate catchment"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: HONG KONG PARK sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 28 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for HONG KONG PARK?
What is the rental yield for HONG KONG PARK?
Is HONG KONG PARK freehold or leasehold?
How far is the nearest MRT from HONG KONG PARK?
What is the tenure of HONG KONG PARK?
How does HONG KONG PARK compare to other projects in the district?
What stamp duty applies for a foreign buyer of HONG KONG PARK?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 28 transactions analysed
- Rental data: 73 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for HONG KONG PARK
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.