Two slugs in our property table point to the same 101-unit, 1997-vintage development off Bukit Timah Road: 1-king-albert-park and king-albert-park. Same street, same district (21, OCR), same developer (Waterbank Properties), same coordinates. The pair is a data-ingestion twin from older URA filings rather than two separate projects, and this digest treats them as one yield universe — pooling 13 sale records and 153 rental records collected since 2021 (as of 2026-05). That distinction matters because thin per-slug samples make rolling-window yield estimates volatile; the pooled view gives the only statistically usable read. Against that backdrop, two market shifts frame the 2026 yield picture for this asset. First, the Cross Island Line works in the Bukit Timah-Clementi belt have kept landlord pricing power firmer than in pure-OCR estates further out, especially for 2-bed family lets to expatriate professionals near international schools. Second, the rate cycle has turned: MAS 3M SORA traded around 2.4% (as of 2026-05) versus 3.5%+ a year earlier, lifting the net-yield arithmetic for leveraged landlords even when the headline gross number drifts sideways. We unpack both the absolute yield level and the relative position against the District 21 benchmark below.
- Gross rental yield: 2.5% (Low)
- Average monthly rent: $4,286/mo
- Average sale price: $2,100,333
- OCR · D21 · · 101 units
Yield Overview
The gross rental yield for 1 KING ALBERT PARK is calculated as (annual rent ÷ sale price) × 100. Based on avg rent of $4,286/mo and avg price of $2,100,333, the estimated gross yield is 2.5%.
Bedroom-Specific Yields
Rental yields vary by unit type. Smaller units typically offer higher yields.
| Unit Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 1 BR | $3,024/mo | — | — |
| 2 BR | $4,156/mo | $1,721,667 | 2.9% |
| 3 BR | $5,054/mo | $2,077,000 | 2.9% |
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Rental Trend
Yearly average rental rates for 1 KING ALBERT PARK:
| Year | Leases | Avg Rent | YoY Change |
|---|---|---|---|
| 2021 | 21 | $3,145/mo | — |
| 2022 | 24 | $3,817/mo | ↑ 21.4% |
| 2023 | 28 | $4,623/mo | ↑ 21.1% |
| 2024 | 19 | $4,870/mo | ↑ 5.3% |
| 2025 | 32 | $4,658/mo | ↓ 4.4% |
| 2026 | 6 | $4,754/mo | ↑ 2.1% |
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Investment Assessment
Note: Gross yield does not account for maintenance fees, property tax, vacancy, or agent commissions. Net yield is typically 1–1.5% lower. See the IRAS property tax guide.
Pooling 2025-to-date and 2026-YTD transactions, the property's gross rental yield sits at roughly 2.6% (as of 2026-05) — average resale PSF of S$1,849 against a blended rental PSF of S$4.05/month, annualised. That is within a hair of the article's headline 2.5% figure (the small gap is the 2026-only sample tilting slightly richer on rPSF at S$4.23). For context, the District 21 condo average resale PSF in 2025-2026 ran around S$2,124, meaning this development trades at roughly a 13% discount to its district mid-line — the lease story explains most of that gap, since URA filings list no recorded tenure for the project and most agents market it as a 99-year leasehold expiring in the mid-2090s (verify on the URA REALIS title search before signing).
Three bedroom-mix movers stand out (as of 2026-05): 1-bed units lease at an average of S$3,383/month on rPSF of S$4.32 — the richest rPSF band, driven by single-occupant expats trading floor area for budget; 2-bed units, the family workhorse, average S$4,679 at S$3.85/sqft; and 3-bed units come in at S$5,508 averaging the same S$3.85/sqft. The flat rPSF between 2-bed and 3-bed is the giveaway — at this estate, you do not pay a meaningful PSF premium for the extra room, which makes the 3-bed the better gross-yield play if your purchase budget can stretch (a deeper read on this trade-off lives in our average rental yield benchmark for 2026). Top monthly rental in the dataset hit S$45,000 — almost certainly a duplex or penthouse unit (recorded under "NA" bedroom code) — but those entries dominate the right tail without representing typical landlord economics.
On the sales side, 2026 transactions have been thin but firm: S$2.80M at S$1,971/sqft (April) and S$1.80M at S$1,922/sqft (February) bracket the typical resale, with 2-bed deals clearing in the S$1.8M-S$2.1M range. That puts the gross-yield arithmetic at S$4,679 × 12 / S$2.0M ≈ 2.8% for the modal 2-bed buyer — slightly above the property-wide blended number, which is the bedroom-mix arithmetic landlords actually live with.
Headline gross yield is the wrong number to anchor on. Here is the read order that matters for a landlord underwriting this asset (as of 2026-05). Start with the rental yield map — it shows the OCR averaging 3.0%-3.4% gross for condos, RCR around 2.7%-3.0%, and CCR around 2.4%-2.7%. This property prints around 2.6% gross, which technically reads as a CCR-grade yield in an OCR postcode. Two readings explain that: the lease-tenure ambiguity caps rental upside (foreign tenants increasingly check WALE before signing multi-year leases), and the Bukit Timah school-belt pricing premium is loaded into the resale PSF rather than the rental PSF.
Next layer in the ABSD-adjusted net-yield context. For a Singapore citizen first home, running the numbers through the total acquisition cost calculator on a S$2.0M purchase with 25% down, 75% LTV at 3.5% fixed (a reasonable 2026-Q2 indicative refi rate) puts net yield after maintenance, property tax (refer to the IRAS property tax rate table for non-owner-occupied residential), agent fees and vacancy at roughly 1.2%-1.5%. For a foreign buyer paying 60% ABSD on top, the same scenario goes negative on cash-on-cash for the first 3-4 years before lease re-pricing — model your own scenario in the rental cash-flow calculator before letting agents anchor you on gross numbers. The lease question is binding: feed the assumed tenure into the lease-decay calculator and check whether your exit-year residual lease still qualifies for the CPF and bank-loan caps (the CPF residential property withdrawal limit rules bite hard below 60 years remaining at purchase). Finally, compare this asset against two or three substitutes via our side-by-side comparison tool and the broader district price heatmap — single-asset yield numbers without a peer benchmark mislead in both directions.
Looking into 2026-H2 and 2027 (as of 2026-05), three watch-items will move the yield arithmetic on this asset more than any other variable. First, the Cross Island Line phase-1 progress reports — material delays push the proximity rental premium out and compress rPSF; material acceleration tightens vacancy and lifts the 2-bed band first. Second, the next refi window for SORA-linked landlord packages: another 50-75bp easing would convert several edge-case underwrites from negative to positive cash-on-cash without any rental growth, while a re-tightening cycle does the reverse. Third, the lease-tenure clarification — if a future title search confirms a 99-year start date in the mid-1990s, the resale PSF will likely correct downward toward S$1,700/sqft by 2028 simply because CPF and bank-loan eligibility windows tighten as residual lease crosses the 75-year line. Landlords with at least a 7-10 year holding horizon and a 2-bed unit at sub-S$2.0M still get an income-plus-modest-appreciation profile that holds up against most OCR comparables; shorter horizons or 1-bed entries get hurt more by transaction costs than they gain from the rental premium. Re-run the total return calculator with your actual financing terms before committing — the macro picture leaves room for either outcome.
FAQ
What is the rental yield for 1 KING ALBERT PARK?
Is 1 KING ALBERT PARK a good investment?
What does the the latest reporting period rental yield reading for 1 KING ALBERT PARK (District 21) indicate?
The reading is a snapshot of transacted activity in the latest reporting period for 1 KING ALBERT PARK (District 21) on the rental yield dimension. Single-period readings are most informative when read against trailing-12-month and same-period-prior-year benchmarks. Pull verified caveats from URA REALIS for transaction-level detail (as of 2026-Q1).
How was this rental yield figure computed?
The figure is derived from URA REALIS caveats for 1 KING ALBERT PARK (District 21) filed during the latest reporting period. rental yield computations follow standard methodologies: gross yield = annual rent / purchase price for the same unit cohort; transacted PSF = price / floor area; volume = caveat count for the segment. For HDB digests the equivalent source is the HDB resale portal.
How does this period compare to the same period a year ago?
Year-over-year comparison strips out seasonality. The most informative read is whether the latest reporting period’s rental yield reading is materially above or below the equivalent period one year earlier, controlling for the broader Singapore property cycle. Use the URA Property Price Index for cycle-level context.
What policy environment shaped this reading?
The reading sits within the post-April-2023 cooling-measure regime: foreigner ABSD 60%, SC second-property ABSD 20%, TDSR 55% per the MAS TDSR / cooling measures explainer. SORA-linked mortgage rates near 4.0% effective shape the affordability ceiling. These structural variables affect demand-side composition across all digest periods since 2023.
Should I act on this digest?
Honest answer: depends on holding horizon and buyer profile. For owner-occupiers with 10+ year horizons, single-period digest readings rarely trigger action. For sellers or short-horizon investors, sustained directional moves across 3–4 periods may indicate timing windows. Cross-reference your specific buyer profile via the IRAS BSD rates and CPF home ownership rules alongside the digest data.
Where can I find more rental yield data for 1 KING ALBERT PARK (District 21)?
The authoritative source is URA REALIS for private residential, HDB resale portal for HDB. ShiokNest aggregates this data into per-geography, per-period, and per-segment views with chart visualisations and trend analysis.
Does the lease tenure ambiguity affect financing or CPF use?
What bedroom mix gives the best landlord economics?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data from URA REALIS.
- Rental data from URA rental contracts.
- Gross yield = (avg monthly rent × 12 ÷ avg sale price) × 100.
Median values used to minimise outlier impact. PSF = price per square foot.