KAI FOOK MANSION is a 9999 yrs lease commencing from 1960 development along KIM TIAN ROAD in District 3 (Tiong Bahru / Alexandra), part of the RCR segment of Singapore's private residential market. The project comprises 10 units and is an established secondary-market project.
This profile draws on 1 recorded transaction from URA 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 3 (Tiong Bahru / Alexandra), the immediate context for KAI FOOK MANSION 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 1 sale and 54 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the KAI FOOK MANSION dashboard.
- Average sale price: $3,300,000 across 1 transaction
- Estimated gross rental yield: 1.4%
- District 3 PSF ranking: Value tier (top 100%)
- 9999 yrs lease commencing from 1960 · RCR · D3 · 10 units
About KAI FOOK MANSION
KAI FOOK MANSION is a 9999 yrs lease commencing from 1960 condominium, located at KIM TIAN ROAD in District 3 (Tiong Bahru, Queenstown) (Rest of Central Region), comprising 10 residential units.
Sales Market Overview
KAI FOOK MANSION has recorded 1 sale transaction with an average transaction price of $3,300,000, ranging from $3,300,000 to $3,300,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2025 | 1 | $1,025 psf | $3,300,000 | — |
KAI FOOK MANSION ranks in the top 100% of condos in District 3 by average PSF.
Compared to the RCR average of $2,049 psf, KAI FOOK MANSION trades 50% below the segment benchmark.
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Rental Market Overview
KAI FOOK MANSION has recorded 54 rental transactions with monthly rents averaging $3,945/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 40 | $3,691/mo | $1,800/mo | $6,000/mo |
| 3 BR | 14 | $4,671/mo | $2,250/mo | $9,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 13 | $3,058/mo |
| 2022 | 11 | $3,245/mo |
| 2023 | 11 | $4,705/mo |
| 2024 | 8 | $3,938/mo |
| 2025 | 6 | $4,671/mo |
| 2026 | 5 | $5,260/mo |
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Investment Analysis
Based on average rents and sale prices, KAI FOOK MANSION delivers an estimated gross rental yield of 1.4%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 3
Side-by-side comparison against the most actively traded condos in District 3 (Tiong Bahru, Queenstown):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| ZYON GRAND | 99 yrs lease commencing from 2024 | 1079 | $3,053 psf | 630 |
| AVENUE SOUTH RESIDENCE | 99 yrs lease commencing from 2018 | 1074 | $2,261 psf | 582 |
| STIRLING RESIDENCES | 99 yrs lease commencing from 2017 | 1259 | $2,278 psf | 463 |
| PENRITH | 99 yrs lease commencing from 2024 | 462 | $2,796 psf | 451 |
| ONE PEARL BANK | 99 yrs lease commencing from 2019 | 774 | $2,569 psf | 428 |
Location Map
Map shows KAI FOOK MANSION (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- KAI FOOK MANSION
- Tiong Bahru MRT
- Havelock MRT
- Outram Park MRT
- Outram Park MRT
- Outram Park MRT
- Gan Eng Seng School
- Gan Eng Seng Primary School
- Outram Secondary School
Nearby MRT Stations
KAI FOOK MANSION is 290m from Tiong Bahru MRT (East-West Line), with 9 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Tiong Bahru | EW17 | East-West Line | 290m |
| Havelock | TE16 | Thomson-East Coast Line | 650m |
| Outram Park | EW16 | East-West Line | 1.2 km |
| Outram Park | NE3 | North-East Line | 1.2 km |
| Outram Park | TE17 | Thomson-East Coast Line | 1.2 km |
| Great World | TE15 | Thomson-East Coast Line | 1.3 km |
| Cantonment | CC31 | Circle Line | 1.3 km |
| Keppel | CC30 | Circle Line | 1.5 km |
Nearby Schools
There are 12 schools within 2 km of KAI FOOK MANSION, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Gan Eng Seng School | Secondary | 560m |
| Gan Eng Seng Primary School | Primary | 630m |
| Outram Secondary School | Secondary | 730m |
| Cantonment Primary School | Primary | 920m |
| Henderson Secondary School | Secondary | 1.0 km |
| Bukit Merah Secondary School | Secondary | 1.3 km |
| Kheng Cheng School | Primary | 1.3 km |
| Fairfield Methodist School (Primary) | Primary | 1.5 km |
| Radin Mas Primary School | Primary | 1.5 km |
| River Valley Primary School | Primary | 1.5 km |
| CHIJ (Kellock) | Primary | 1.8 km |
| Blangah Rise Primary School | Primary | 2.0 km |
Genuine walk-to-MRT access. Tiong Bahru sits about 0.29km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Boutique character. With 10 units, KAI FOOK MANSION keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Gan Eng Seng School sits about 0.56km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 1 recorded sale, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
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.
- ⚠️ Young couple, first home: Lease horizon constrains long-hold optionality
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ⚠️ Long-term hold (10+ yr): Plan exit timing around lease-decay thresholds
Composite assessment: KAI FOOK MANSION benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 1 transaction in URA provides the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. 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 KAI FOOK MANSION?
What is the rental yield for KAI FOOK MANSION?
Is KAI FOOK MANSION freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 1 transaction analysed
- Rental data: 54 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 KAI FOOK MANSION
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 2,186 condo transactions recorded in District 3 over the last 12 months, 69% new sale, 29% resale, 2% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 3 reads 117.1 as of June 2026 — up 10.4% 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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HDB Alternatives Nearby
Weighing KAI FOOK MANSION against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Merah — 4-room average $894,787 (110m away), an upgrader gap of about $2,400,000
- Central Area — 4-room average $1,088,814 (950m away), an upgrader gap of about $2,200,000
- Queenstown — 4-room average $1,002,705 (1.8 km away), an upgrader gap of about $2,300,000