1 King Albert Park
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Tucked behind a screen of mature rain trees on the slip road off Bukit Timah, 1 King Albert Park has spent nearly three decades doing what most Singapore condos cannot — staying small. The 1997 freehold development by Waterbank Properties holds just 101 units across seven low-rise storeys on an 8,324 sqm parcel, and that scarcity is now its single most defining trait. When the King Albert Park MRT station (DT6) opened on the Downtown Line in October 2017, the precinct shifted from quiet education enclave to walkable transit node almost overnight; what did not change is the building’s low-density envelope and the freehold tenure that frames every conversation about lease decay in District 21. As of 2026-05, 13 transactions over the last five URA cycles tell a coherent story — mid-$1,700s to low-$2,000s PSF, $1.45M to $2.80M absolute, and a buyer pool that is overwhelmingly owner-occupier families and freehold-preservers rather than yield-led investors. Buyers weighing whether 1 King Albert Park’s 1997 vintage justifies its freehold premium should stress-test the math with our Affordability Calculator and Total Cost Calculator before drawing conclusions.
Overview & Key Facts
1 King Albert Park is a low-rise freehold condominium tucked into the leafy residential enclave of Upper Bukit Timah in District 21. Completed in 1997 and developed by Waterbank Properties (S) Pte Ltd — a subsidiary of ComfortDelGro — the 101-unit development occupies a generous 89,534 sq ft (8,324 sqm) land area along the street that shares its name, placing it squarely in one of Singapore’s most prestigious and land-scarce residential corridors.
The development is deliberately compact and low-density. Seven storeys across a single block, with just 101 apartments, produces a community feel that is increasingly rare in Singapore’s condominium landscape. Unit configurations span a wide range — from 2-bedroom layouts to large family-oriented 4- and 5-bedroom formats — with sizes that reflect the generous planning norms of the 1990s. Floor areas of 1,200–1,500 sqft for 3-bedroom units are common, a dimension that would command a substantial premium above comparable new-launch equivalents in today’s land-constrained market.
EdgeProp transaction records show the development averaging approximately S$1,751 psf over the last 12 months, with a median price around S$2,080,000. The freehold title in a Bukit Timah address with a short walk to an MRT station gives 1 King Albert Park a durable capital-value proposition that goes beyond the immediate yield picture.
Location & Connectivity
The address alone communicates something important: King Albert Park sits within the Bukit Timah corridor, one of Singapore’s most sought-after residential belts, surrounded by Good Class Bungalow zones, elite schools, and the city-fringe greenery of the Bukit Timah Nature Reserve. For a District 21 freehold property, this is an address with genuine scarcity value — new land for development in this corridor is essentially exhausted.
MRT connectivity arrived meaningfully with the Downtown Line. King Albert Park MRT (DT6) is approximately 350 metres away — a comfortable 4–5 minute walk — giving residents a one-transfer route to Marina Bay in about 30 minutes and access to the CBD without needing a car. Beauty World MRT (DT5) is 680 metres away, adding the Beauty World Centre F&B and retail cluster to the daily-use radius. PropertyGuru consistently highlights the dual-MRT proximity as a key valuation driver relative to earlier transaction cycles when King Albert Park had no rail access at all.
For drivers, the Bukit Timah Expressway (BKE) and Pan Island Expressway (PIE) are within easy reach, and Orchard Road is approximately 15 minutes by car in off-peak conditions. Nearby retail hubs include KAP Mall (King Albert Park Mall, immediately adjacent), Bukit Timah Plaza, and Beauty World Plaza — all within a 10-minute walk. Cold Storage and FairPrice Finest supermarkets are within the same radius. For weekend green time, the Bukit Timah Nature Reserve and Rail Corridor trailheads are a short drive away.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese Junior College | jc | Within 1 km |
| Ngee Ann Polytechnic | tertiary | Within 1 km |
| Henry Park Primary School | primary | Within 1 km |
| Singapore University of Social Sciences | tertiary | Within 1 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 |
Facilities
For a 101-unit development completed in 1997, 1 King Albert Park offers a well-rounded facilities suite. The compound includes a swimming pool, wading pool, clubhouse, sauna, gym, tennis court, squash court, fitness track, playground, and BBQ area — backed by 24-hour security and basement carpark with storage lockers. The first car parking space is included with each unit, with additional spaces available at a charge. The range is broader than many contemporaries of similar scale and reflects the developer’s ambition for the site.
That said, calibration matters. With 101 units sharing a facilities podium, this is not the resort-scale mega-amenities experience of newer 500+ unit developments. Pool times during weekend mornings can be competitive, and the gym is a functional complement to the surrounding environment rather than a full wellness destination. What the development does deliver is the full scope of active and leisure facilities appropriate to a low-density landed-adjacent neighbourhood — one where residents can jog to Bukit Timah Nature Reserve and use the on-site facilities as a quiet complement, rather than the primary lifestyle proposition.
“Low density, spacious units, and the facilities are well-maintained for the age of the development. The squash court and tennis court are a real bonus — hard to find in condos this size.”
— Resident review via SingaporeExpats Condo Directory, 2024
Unit Sizes & Layout
1 King Albert Park’s 101 units span a wide configuration range — from compact 2-bedroom layouts (approximately 900–1,050 sqft) through to expansive 4- and 5-bedroom formats exceeding 2,000 sqft. The largest cohort sits in the 1,200–1,500 sqft band, which accounts for roughly 60% of the stock. That means a 3-bedroom unit at 1 King Albert Park is likely to be 300–400 sqft larger than a comparable 3-bedroom in a new launch in the same district — a meaningful floor-area premium that buyers upgrading from HDB or compact condos will immediately notice. SquareFoot Research shows a historical high of S$2,056 psf achieved in November 2022 for a 1,012-sqft unit, with current average psf around S$1,809.
Interior specifications reflect the development’s vintage. Original bathrooms and kitchens in un-renovated units feel dated against 2025 market expectations; however, many units in the resale market have been refreshed. The pricing differential between refurbished and original-condition units is real — budget approximately S$50,000–$80,000 for a mid-range renovation of an un-renovated 3-bedroom unit if purchasing at the lower end of the psf range. Stack selection also matters: units facing Bukit Timah Road benefit from mature tree-screening and address prominence, while inward-facing stacks are quieter but have more subdued outlooks. Higher floors above the tree canopy offer meaningfully improved breezes and natural light.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 3 | $1,921 | $1,721,667 |
| 3 BR | 7 | $1,763 | $2,077,000 |
| 4 BR | 1 | $1,900 | $2,700,000 |
Pricing & Market Position
Based on 11 recorded transactions, sale prices range from $1,450,000 to $2,700,000, averaging $2,036,727 (~$1,751 psf).
Rents range from $2,000 to $7,150 per month across 126 rental transactions. Current rental yield sits at approximately 2.4%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 12.1% (from $1,715 to $1,922 psf).
Neighbourhood Comparison
Within District 21, 1 King Albert Park’s S$1,751 psf average sits materially below the new leasehold benchmark: The Reserve Residences trades at S$2,494 psf (99-year, 2021), Pinetree Hill at S$2,485 psf (99-year, 2022), and Nava Grove at S$2,487 psf (99-year, 2024). Ki Residences at Brookvale, a 999-year leasehold development, trades at S$1,953 psf. The psf gap of S$700–$750 versus new launches means buyers at 1 King Albert Park are acquiring larger units, freehold title, and an established neighbourhood at a significant cost saving — the trade-off being interior vintage and smaller facilities footprint.
The more nuanced comparison is against Ki Residences at Brookvale (S$1,953 psf, 999-year). Ki Residences offers near-equivalent tenure strength, a larger 660-unit facilities scale, and newer specifications — but at a 11% psf premium and with smaller individual unit sizes. For buyers where the specific King Albert Park address, school catchment, and proximity to KAP MRT are priorities, 1 King Albert Park’s lower entry psf and genuinely spacious layouts make a credible case despite the age differential.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| 1 KING ALBERT PARK | 1997 | 101 | $1,751 | |
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | 2023 | 892 | $2,494 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | 2024 | 552 | $2,487 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | 2023 | 520 | $2,485 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | 2021 | 660 | $1,953 |
| FORETT@BUKIT TIMAH | Freehold | 2021 | 633 | $2,130 |
Lease Decay Analysis
The 99-year lease runs from 1997, meaning approximately 29 years have already been consumed. Roughly 70 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~70 years | Full bank financing available |
| 2027 | ~69 years | CPF usage still unrestricted for most buyers |
| 2036 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2056 | ~39 years | Significant financing restrictions for next buyer |
| 2096 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~60 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates 1 KING ALBERT PARK across multiple dimensions.
What Residents Say
“Excellent location with access to King Albert Park MRT. The neighbourhood is quiet and surrounded by good schools — exactly what we were looking for with young children.”
— Resident review via SingaporeExpats Condo Directory
“Low-density feel, you know your neighbours. The units are genuinely spacious compared to anything built in the last ten years. Older finishing, but that’s what renovation budgets are for.”
— Owner feedback via EdgeProp, 2025
“Freehold in this part of Bukit Timah is hard to find at this price. We compared against several 99-year leasehold new launches and ultimately decided the tenure difference justifies the older fittings.”
— Buyer commentary via PropertyGuru, 2025
Across review platforms, the consistent themes are: appreciation for the address quality and school proximity, recognition of the size advantage versus new launches, acceptance of dated interiors as a renovation opportunity, and satisfaction with the low-density community dynamic. The development attracts a high proportion of owner-occupiers (82% private, 18% HDB upgraders per SquareFoot Research buyer profiles), which contributes to the quiet, owner-managed atmosphere.
- Freehold tenure in a freehold-scarce belt. Singapore’s pipeline has tilted decisively toward 99-year leasehold since 2010; freehold inventory in D21’s upper Bukit Timah stretch is now structurally limited. URA transaction records (as of 2026-05) confirm Freehold tenure on every transacted unit. The Freehold vs Leasehold guide walks through how this scarcity premium is typically priced.
- Walking distance to King Albert Park MRT (DT6). The Downtown Line station opened in October 2017 and sits roughly 350-450m from the development — close enough to be a daily-use station, far enough that train noise is not a factor. From King Albert Park, the LTA Downtown Line hits Bugis in roughly 20 minutes and the financial-district stations at Downtown / Telok Ayer / Chinatown in 25-28 minutes — a meaningful upgrade on the pre-2017 bus-and-CTE commute (as of 2026-05).
- Bukit Timah school catchment. Within or just beyond the 1km Primary One registration radius sit Methodist Girls’ School (Primary), Pei Hwa Presbyterian Primary, and (slightly further) the Hwa Chong / Nanyang Girls’ cluster on Bukit Timah Road. Our Bukit Timah School Zone guide details the affiliation halos and balloting math for parents weighing the address as a P1 ballot strategy.
- Genuinely low-density envelope. 101 units across 7 storeys at a Plot Ratio implied by the 8,324 sqm site and 13,485 sqm GFA works out to roughly 1.62 — well below the 2.1-2.8 typical of newer D21 mega-developments. The result is wider unit spacing, no high-rise lift congestion, and the kind of garden-podium scale that 200+ unit projects cannot replicate.
- Unit sizes built for families, not investors. URA-transacted floor areas as of 2026-05 range from 807 sqft (2-bedroom) to 1,420 sqft (4-bedroom), with the dominant 3-bedroom configurations at 1,011-1,334 sqft. These are usable family layouts, not the 600-800 sqft shoebox-heavy unit mix of post-2012 mass-market launches.
- Education-belt amenity stack. Bukit Timah Plaza, Beauty World Centre and the redeveloped Bukit V’ integrated development sit a stop away on the Downtown Line at Beauty World MRT (DT5), giving residents access to wet markets, hawker centres, supermarkets, and a Maybank Performing Arts Centre — without the suburban-mall traffic of an NEX or VivoCity.
- 1997-vintage building means 30-year-cycle capex. M&E systems, lifts, roofing membrane, swimming-pool plant rooms and exterior facade typically need substantive replacement at the 25-35 year mark per BCA Periodic Structural Inspection guidance. As of 2026-05, 1 King Albert Park is squarely in that window. Prospective buyers should request the latest MCST AGM minutes and sinking-fund balance before committing — an underfunded sinking fund is one of the few ways a freehold project can genuinely surprise on the downside. Our Singapore Condo Maintenance Fees Explained guide breaks down what a healthy sinking-fund ratio looks like for a 100-unit, 30-year-old development.
- Boutique 101-unit size compresses facilities. The trade-off for a low-density envelope is a smaller amenity set — expect a single lap pool, basic gym, BBQ pavilion, and limited covered parking rather than the resort-style multi-pool clubhouses of 500+ unit projects. As of 2026-05, buyers comparing against newer D21 mega-developments will feel the gap.
- Liquidity is structurally thin. 13 transactions across five URA cycles (July 2021 through April 2026, per URA data as of 2026-05) works out to roughly 2.6 per year — price discovery happens, but slowly. Exit timing matters more here than in a 500-unit project where transactions arrive monthly. Our Cash Flow Calculator can model the carrying cost of a longer time-on-market.
- PSF appears modest because absolute prices are not. The 13-transaction band runs $1,573-$2,056 PSF (URA, as of 2026-05) — lower than headline CCR PSF figures, but absolute prices of $1.45M-$2.80M still place this firmly in the upper-middle private market. Yield-focused buyers will find the gross yield math unfavourable; rent benchmarks in the precinct rarely justify these absolute prices on a per-month basis. Stress-test against our ROI Calculator before assuming rental will cover the mortgage.
- Renovation costs are not optional. Most 1997-vintage units transacting in 2024-2026 (URA caveats, as of 2026-05) have either already been renovated by the seller (priced into the asking PSF) or need a $80,000-$180,000 refresh on the buyer’s side — original kitchens, bathrooms, electrical and waterproofing rarely survive 30 years without intervention. Build this into the entry cost or expect a discount-to-renovated comparable.
- Distance vs. true walkability. The 350-450m walk to King Albert Park MRT is comfortable in dry weather but unsheltered for a portion — this is not the all-weather covered-walkway connection that newer transit-adjacent launches market. Compare against truly door-to-station projects via our Commute Time Map.
As of 2026-05, the buyer pool we observe in URA caveats and rental enquiries clusters into six recognisable profiles — ranked here from strongest to weakest fit:
- Bukit Timah school-catchment family (green). Households balloting for Methodist Girls’ Primary, Pei Hwa Presbyterian or planning a Hwa Chong / Nanyang Girls’ secondary trajectory get the address advantage at meaningfully lower absolute prices than freehold options closer to Sixth Avenue or Holland Road. 3-4 bedroom units at 1,173-1,420 sqft work for families with 1-3 school-going children — verify exact 1km radii on the MOE P1 registration distance tool. Sense-check the move-up math via our Mortgage Calculator and the Bukit Timah Upgrade Path guide.
- DTL-commuter professional (green). Singles or DINK couples who work along the Downtown Line corridor — CBD, Bugis, MBS / Marina Bay — get a 20-28 minute one-seat-ride commute on a freehold tenure, which is rare. The 807-936 sqft 2-bedroom stacks are the right fit; benchmark against newer transit-adjacent launches via our Compare tool.
- Freehold-preserver investor (green). Buyers prioritising tenure security over yield — family-office sleeves, multi-generational wealth, or anyone treating residential property as a 20-30 year intergenerational hold — should weight 1 King Albert Park’s freehold status heavily. Confirm holding-cost assumptions via our Total Cost Calculator; the Expat Family Condo guide covers the multi-generational hold logic in detail.
- CCR-priced-out alternative (amber). Buyers who initially shopped freehold in D9/D10/D11 but were priced out can find this a defensible compromise — you give up the Orchard adjacency but keep freehold tenure and gain school-catchment exposure. Caveat: the 1997 vintage and capex profile mean the entry-cost gap to a newer leasehold launch may compress once renovation is factored in. Use the Decoupling Calculator if IRAS ABSD on a second property is in scope.
- Yield-focused investor (amber). Gross yields on freehold 30-year-old units rarely clear 3% in this precinct; investor math improves only if you can hold for capital preservation and accept the rental as carry, not return. Our Refinancing Calculator matters more here than headline yield assumptions — rate sensitivity is the binding constraint, per current MAS rate-stress guidance.
- Lease-decay-averse buyer (green). If your single biggest objection to Singapore residential is the lease-decay clock, freehold removes that objection by construction. The 99-Year Leasehold guide sets out the comparator math — against a 99-year project mid-tenure, the freehold position here is genuinely differentiated.
1 King Albert Park is a focused recommendation, not a universal one. As of 2026-05, the development’s real edge is the combination of freehold tenure + 350-450m walk to King Albert Park MRT (DT6) + Bukit Timah school-catchment exposure — a trio that newer leasehold launches in the same precinct cannot match without paying a freehold premium that is no longer easily available in D21. The trade-offs are real: 1997-vintage capex risk, thin transaction liquidity, a compressed amenity stack, and absolute prices that demand $1.45M-$2.80M of equity-plus-debt before renovation. For owner-occupier families on a 10-20 year horizon with school-catchment priorities and a renovation budget already provisioned, the value math works. For yield-led investors and 5-year-flip horizons, the math is tighter and other D21 inventory deserves a look first. Buyers ready to drill into the numbers should layer our Mortgage, Stamp Duty and Total Cost Calculators in sequence, benchmark against nearby alternatives on the Compare tool, cross-check the latest URA caveats and PSF trends, and review the price heatmap before submitting an offer.