Kap Residences
Overview & Key Facts
KAP Residences is a 142-unit freehold condominium at 11 King Albert Park in District 21, developed by Oxley Sanctuary Pte Ltd — the project vehicle of SGX-listed Oxley Holdings — and completed in 2018. It is the residential half of a fully integrated mixed-use development that also comprises KAP Mall, a three-storey retail and dining podium with over 100 shops, F&B outlets, an independent boutique cinema, and a basement supermarket. The combined development occupies the former King Albert Park McDonald’s corner site at the intersection of Bukit Timah Road and King Albert Park, one of the most recognisable residential junctions in the Upper Bukit Timah corridor.
The defining locational feature of KAP Residences is its near-direct relationship with King Albert Park MRT (DT6) on the Downtown Line, which sits within approximately a three-minute walk of the development entrance. The DT6 station is the namesake station for the address — the MRT took its name from the road, which in turn gives its name to the development — creating an unusual situation where the condo, the mall, and the MRT station form an integrated neighbourhood node that goes beyond the typical “near MRT” designation. For residents commuting to the CBD, Downtown Line trains from King Albert Park reach Bugis in approximately 12 minutes and reach Promenade and Bayfront in under 20 minutes without transfer.
At an average PSF of $1,821 and an average transacted price of approximately $1.40 million, KAP Residences sits at the accessible end of the freehold District 21 spectrum. The average rent of $3,547 per month implies a gross yield of approximately 3.0% — meaningfully higher than the typical CCR yield at comparable PSF levels, and competitive with leasehold developments in the same submarket. For a freehold, directly MRT-adjacent, integrated mixed-use development with a school-rich Bukit Timah catchment, the combination of perpetual tenure, above-average yield, and boutique scale (142 units) represents a distinctive investment and lifestyle proposition in the Upper Bukit Timah corridor.
The development is small by Singapore condominium standards: 142 residential units in a single block, sitting above three storeys of retail. This boutique scale creates a community-oriented living environment that is sharply different from the large-estate condo model, but it also means that the amenity deck is appropriately sized rather than luxurious — a pool, gym, pavilion, and playground rather than the multi-pool, tennis court, and sky garden offerings of larger developments. Buyers considering KAP Residences are effectively choosing the integrated retail and MRT convenience proposition over the facilities-rich estate proposition — a trade-off that suits urban professionals and small families who value connectivity and daily convenience above resort-style amenity.
Location & Connectivity
King Albert Park sits in the heart of the Upper Bukit Timah residential corridor, one of Singapore’s most consistently prestigious and sought-after residential addresses. District 21 — which covers Clementi, Upper Bukit Timah, and the Buona Vista belt — is characterised by its proximity to Bukit Timah Nature Reserve (the largest surviving primary rainforest fragment in Singapore), a deep tradition of landed housing and established private estates, and a concentration of top-ranked primary schools that generates sustained residential demand from school-planning families. KAP Residences sits at the Bukit Timah Road corridor between Beauty World and Sixth Avenue, flanked to the west by Rail Corridor green space and to the north by the forested Bukit Timah ridge.
MRT connectivity is a central strength of the address. King Albert Park MRT (DT6) on the Downtown Line (DTL) is approximately a three-minute walk from the development entrance. From DT6, the Downtown Line provides seamless one-train access to the CBD corridor: Beauty World (DT5, 1 stop), Sixth Avenue (DT7, 1 stop), Stevens (DT10, 3 stops, interchange with Thomson-East Coast Line), Newton (DT11, 4 stops, interchange with North-South Line), Little India (DT12), Bugis (DT14, 5 stops, interchange with East-West Line), Promenade (DT15), Bayfront (DT16), and Marina Bay (DT17). For a District 21 address, the Downtown Line access from DT6 delivers CBD connectivity comparable to many CCR addresses, without the CCR premium price tag.
The school geography of the King Albert Park address is among the strongest in Singapore. Within 1km: Methodist Girls’ School (MGS) — one of Singapore’s most prestigious mission schools with both Primary and Secondary sections — and Pei Hwa Presbyterian Primary School, both of which are within the 1km primary school registration priority radius. Within 2km: Nanyang Girls’ High School, Hwa Chong Institution, and National Junior College — a concentration of top secondary and junior college institutions that is virtually unmatched at any single address in Singapore outside the Buona Vista–Holland Road corridor. For families with school-age children, the King Albert Park address represents one of the most strategically positioned primary school catchments in Singapore.
The daily convenience matrix is anchored by KAP Mall at the base of the development itself: over 100 shops and F&B outlets, an independent boutique cinema (EagleWings Cinematics), and a basement supermarket providing grocery needs without leaving the building. Within a short drive or bus ride: Beauty World Plaza and Beauty World Centre (two stops on DT line), Coronation Shopping Plaza (along Bukit Timah Road), and the Holland Village precinct. For greenery and recreation, Bukit Timah Nature Reserve and the Rail Corridor linear park provide two of Singapore’s most valued outdoor amenities within cycling or walking distance.
The Upper Bukit Timah corridor benefits from continued infrastructure investment. The completion of the Downtown Line integrated the neighbourhood into the CBD rail network in 2015, effectively transforming commute times for residents who previously relied entirely on the Pan Island Expressway (PIE) and Bukit Timah Expressway (BKE) for city access. The ongoing development of the URA Master Plan envisions continued enhancement of the Bukit Timah corridor’s green and recreational character, including the Rail Corridor community greenway that runs parallel to the old Keretapi Tanah Melayu (KTM) railway alignment.
Facilities
KAP Residences is a boutique development of 142 units in a single block, and its facilities programme reflects that scale: purposeful and well-maintained rather than resort-expansive. The residential facilities occupy the upper-podium levels above the retail base and include a swimming pool, children’s pool, pool deck and pavilion areas, a fully equipped gymnasium, playground, and BBQ pits. For a 142-unit development, this represents an appropriate facilities-to-unit ratio — residents are not sharing a 50-metre lap pool across 600 households, and the gymnasium and pool areas feel genuinely usable rather than perpetually crowded.
The defining facilities differentiator at KAP Residences is not the residential amenity deck itself — it is the three-storey KAP Mall integrated at the base of the development. KAP Mall houses over 40 restaurants and dining outlets, more than 60 retail shops, the boutique EagleWings Cinematics cinema (two premium halls with massage-chair seating), and a basement supermarket. For residents of KAP Residences, this translates to grocery shopping, dining, entertainment, and daily errands that are accessible without leaving the building — a convenience integration that a purpose-built standalone condominium, regardless of its facilities spend, cannot replicate.
The boutique nature of the development does mean that buyers seeking large-scale resort facilities — multiple pools, tennis courts, sky gardens, function rooms, or a dedicated children’s splash zone — should manage their expectations accordingly. KAP Residences is a compact urban development that trades facilities acreage for retail and MRT integration convenience. The facilities score of 6.5 reflects this accurately: the residential amenity programme is functional and well-executed, but it is not the primary value proposition of the development.
Unit Sizes & Layout
KAP Residences offers a diverse unit mix across 142 units in a single residential block, with floor areas ranging from 474 sqft to 1,765 sqft across nine configuration types. The unit programme spans: 1-bedroom + Study (474–657 sqft, 33 units), 2-bedroom (517–700 sqft, 4 units), 2-bedroom + Study (667–904 sqft, 61 units), 3-bedroom (871–925 sqft, 4 units), 3-bedroom + Study (807–1,012 sqft, 8 units), 2-bedroom Penthouse (883–1,012 sqft, 11 units), 3-bedroom + Study Penthouse (1,281–1,410 sqft, 3 units), 4-bedroom Penthouse (1,249–1,658 sqft, 16 units), and 5-bedroom/5-bedroom + Study Penthouse (1,539–1,765 sqft, 2 units). The median unit configuration is the 2-bedroom + Study, which at 667–904 sqft represents the development’s primary volume offering for young couples and small families.
The average transacted area across KAP Residences sales is approximately 777 sqft — confirming that the bulk of market activity is concentrated in the mid-tier 2-bedroom and 2-bedroom + Study configurations rather than the larger penthouse tiers. At an average PSF of approximately $1,821, the typical transacted price sits around $1.40 million for a mid-size unit — a pricing point that is accessible relative to freehold District 21 alternatives and particularly competitive compared to newer downtown-line corridor developments such as The Reserve Residences (99-year, Beauty World) where PSF levels substantially exceed KAP Residences’ freehold resale pricing.
Oxley Holdings’ design intent at KAP Residences reflects the developer’s urban lifestyle positioning. Units are finished to a contemporary standard appropriate for the $1,800 PSF market tier: good-quality fittings and appliances in a clean, functional aesthetic rather than the luxury-specification material palette of prime CCR developments. The development’s 2018 TOP means that first-generation finishes are now approximately seven years old — buyers considering an owner-occupier purchase should factor in the likelihood of a refresh cycle for kitchens and bathrooms to align with current market expectations, particularly at the penthouse tiers where buyers typically have higher finish expectations.
The penthouse configurations at KAP Residences — 4-bedroom units from 1,249 to 1,658 sqft and 5-bedroom units up to 1,765 sqft — are notable for offering landed-equivalent bedroom counts within a freehold strata title framework at significantly lower absolute prices than the surrounding landed housing. For buyers priced out of the landed-property market in the King Albert Park enclave but seeking large unit sizes and freehold permanence in the same neighbourhood, the KAP Residences penthouse tier represents a meaningful alternative.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 4 | $1,892 | $937,000 |
| 1 BR | 9 | $1,915 | $1,199,222 |
| 2 BR | 10 | $1,752 | $1,576,356 |
| 3 BR | 4 | $1,716 | $1,852,500 |
| 4 BR | 1 | $1,719 | $2,350,000 |
Pricing & Market Position
Based on 28 recorded transactions, sale prices range from $885,000 to $2,350,000, averaging $1,430,877 (~$1,848 psf).
Rents range from $2,000 to $7,300 per month across 338 rental transactions. Current rental yield sits at approximately 2.7%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 1.1% (from $1,714 to $1,733 psf).
Neighbourhood Comparison
The most directly comparable new-era development at King Albert Park is The Reserve Residences (Fra Franklin Holdings/Far East Organization, 99-year leasehold, 845 units, 2028 TOP est.) at Beauty World, which is similarly positioned on the Downtown Line corridor and integrates a mixed-use podium with retail and F&B. The Reserve Residences was launched at approximately $2,400–$2,600 PSF — a significant premium over KAP Residences’ current $1,821 average resale PSF. Buyers choosing between the two face a clear trade-off: The Reserve Residences offers a larger-scale facilities programme, newer vintage, and the full amenity of the Beauty World integrated transport node, but at significantly higher cost per sqft and 99-year rather than freehold tenure. KAP Residences’ freehold status and ~$600–$800 PSF resale discount represent a compelling value proposition for buyers whose priorities include perpetual tenure and lower entry quantum.
Within the immediate King Albert Park–Sixth Avenue corridor, established freehold comparables include Sixth Avenue Residences (freehold, 2009, 175 units, ~$1,700–$1,900 PSF resale) and Botanika (freehold, 2011, 176 units, similar PSF range). These developments share KAP Residences’ boutique freehold character but lack the integrated mall and the direct DT6 MRT proximity. KAP Residences’ PSF positioning relative to these comparables suggests the mall integration and MRT proximity are not being fully priced by the market — a potential upside for buyers entering at current resale levels.
For buyers comparing freehold District 21 options across a broader range: The Tessarina (freehold, 2002, 283 units, Bukit Timah Road) and Beauty World Residences (freehold, older vintage) offer freehold tenure in the same corridor at roughly comparable PSF levels. Neither has the integrated retail podium or the equivalent MGS 1km school priority positioning that KAP Residences provides. The competitive picture in D21 freehold resale confirms that KAP Residences is priced fairly for its attributes — and that its school-catchment and mall-integration advantages are genuine differentiators that are not universally replicated by corridor comparables.
At the investment-yield level, KAP Residences’ ~3.0% gross yield compares favourably against most freehold CCR condominiums (typically 1.8–2.5%) and is broadly competitive with leasehold RCR alternatives in the same yield range. The yield sustainability is supported by the development’s strong rental demand drivers: DT6 MRT proximity, MGS school catchment, and the KAP Mall convenience proposition collectively create a rental profile that appeals to both expatriate families and young Singaporean professional households — two of the most active tenant demographics in the Singapore rental market.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| KAP RESIDENCES | Freehold | 2018 | 142 | $1,848 |
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | 2023 | 892 | $2,494 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | 2024 | 552 | $2,489 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | 2023 | 520 | $2,486 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | 2021 | 660 | $1,955 |
| FORETT@BUKIT TIMAH | Freehold | 2021 | 633 | $2,130 |
ShiokNest Scores
Our proprietary scoring system evaluates KAP RESIDENCES across multiple dimensions.
What Residents Say
“The convenience of KAP Mall downstairs is genuinely unbeatable for daily life. Cold storage run at 10pm, dinner at any of the restaurants without a car, cinema on weekends — it feels like living above a lifestyle village rather than a shopping mall.”
— Owner-occupier review via PropertyGuru
“As a working professional who commutes to the CBD, the DT6 MRT being a three-minute walk is transformative. I’m at Bayfront in 18 minutes, door to door. For a freehold condo at this PSF, the connectivity is exceptional.”
— Resident comment via 99.co
“We chose KAP Residences for the school catchment — Methodist Girls’ School is within 1km. Freehold, good MRT access, and within range of the best primary schools in D21. For a family at this price point, it checks all the boxes.”
— Family buyer via Right Property Matters
“The pool and gym are quiet — only 142 units sharing the facilities, so it never feels crowded. Not resort-scale amenities, but very usable. The trade-off for the mall and MRT integration is worth it.”
— Tenant review via EdgeProp
The resident feedback pattern at KAP Residences consistently highlights three themes: the practical daily-life convenience of having KAP Mall integrated at ground level, the exceptional MRT access to the Downtown Line corridor from DT6, and the school-planning advantage of the MGS and Pei Hwa Presbyterian 1km proximity. The development attracts a mixed demographic of urban professionals (drawn by MRT connectivity), young families (drawn by the school catchment), and investors (drawn by freehold tenure and competitive yield at approximately 3.0% gross). The boutique 142-unit scale is consistently noted as a positive for those who value a community feel and uncrowded facilities over large-estate anonymity.
Strengths & Weaknesses
- Freehold tenure — no lease decay, perpetual CPF eligibility, and long-term asset preservation without the lease-management timeline of 99-year alternatives
- King Albert Park MRT (DT6) approximately 3 minutes walk — Downtown Line direct access to Beauty World, Stevens (TEL interchange), Newton (NSL interchange), Bugis (EWL interchange), and Bayfront within a single uninterrupted ride
- Within 1km primary school registration radius for Methodist Girls’ School (MGS) and Pei Hwa Presbyterian Primary — one of the most strategically positioned school catchments in District 21
- KAP Mall integrated at ground level — over 40 F&B outlets, 60+ shops, EagleWings Cinematics boutique cinema, and basement supermarket provide daily convenience without leaving the development
- Gross yield approximately 3.0% — above-average for freehold Singapore residential product, supported by strong rental demand from DTL commuters and school-catchment tenant families
- Boutique scale of 142 units — uncrowded shared facilities, community-oriented atmosphere, and a management-to-unit ratio that typically supports better property upkeep than large estate developments
- Competitive PSF relative to leasehold corridor comparables — current resale pricing at approximately $1,821 PSF freehold versus $2,400–$2,600 PSF for new-launch 99-year alternatives such as The Reserve Residences
- Proximity to Bukit Timah Nature Reserve and Rail Corridor — green recreational infrastructure within cycling or walking distance, providing a quality-of-life asset that few urban Singapore addresses combine with direct MRT access
- Flexible unit mix with Study configurations — majority of units include a dedicated study room, supporting home-office and guest-room flexibility for the post-2020 hybrid-work household
- Modest residential amenity deck — 142-unit boutique scale means facilities are purposeful rather than resort-grade; no 50-metre lap pool, tennis court, or sky garden compared to larger estate condominiums in D21
- Retail podium integration brings noise and footfall at street and lower levels — units on lower floors may be affected by mall operating hours and delivery activity, particularly on weekends and public holidays
- 2018 vintage approaching 8 years old — first-generation fittings and appliances in lower-tier units may require refresh investment, particularly for buyers entering at the penthouse tiers
- Limited unit count (142 total) means thin resale liquidity relative to larger developments — exit timing and unit-type availability for specific buyer needs may be constrained compared to 400+ unit estates
- Pan Island Expressway (PIE) and Bukit Timah Expressway (BKE) proximity creates road noise for units facing the expressway corridors — orientation due diligence is advisable for noise-sensitive buyers
- Single-block development without a gatehouse-perimeter design — the open retail-integrated podium creates a more porous residential boundary than dedicated private-estate condominiums in the same corridor
Verdict
KAP Residences makes its investment case on four compounding advantages: freehold tenure in District 21, direct proximity to King Albert Park MRT (DT6) on the Downtown Line, integration with KAP Mall’s daily-convenience retail and dining podium, and the 1km primary school catchment for Methodist Girls’ School and Pei Hwa Presbyterian Primary. Each of these attributes independently supports residential demand in the Singapore market; their combination at a single freehold address at sub-$2,000 PSF resale pricing is the core of the investment proposition.
The financial metrics are supportive. At approximately $1,821 PSF and an average transacted price of $1.40 million for a mid-size unit, KAP Residences represents the accessible tier of the D21 freehold market — meaningfully below the $2,400–$2,600 PSF of newly launched leasehold alternatives such as The Reserve Residences. The gross yield of approximately 3.0% is competitive for freehold Singapore residential product, underpinned by genuine rental demand from the MRT-connectivity and school-catchment profile. For a leveraged investor, the combination of perpetual freehold tenure, above-market yield, and a proven rental demand base creates a more durable long-term income and capital-preservation case than the typical CCR ultra-premium product.
KAP Residences is the right answer for buyers who want freehold permanence, Downtown Line MRT proximity, and top-school catchment access in District 21 at a price point that is meaningfully below the new-launch leasehold alternatives on the same corridor — with integrated retail convenience that larger estate condominiums cannot offer.
The development’s principal limitation is scale: 142 units in a single block with a modest amenity deck cannot compete with the resort facilities of larger estate condominiums. Buyers who prioritise a 50-metre lap pool, multiple tennis courts, sky gardens, or a large function suite should look at larger developments in the corridor. KAP Residences makes its value proposition through location integration and convenience, not facilities breadth.
For owner-occupiers, the 2018 vintage means the development is approximately seven years old at the time of writing. Kitchens and bathrooms at the lower-tier unit configurations may warrant refreshing, particularly for buyers at the penthouse tiers where finish expectations are higher. The freehold status means there is no lease-decay concern, and the boutique development has a well-established management track record, which is reflected in the consistent resident reviews of a well-maintained, community-oriented living environment.
For investors, the yield story is reinforced by the structural demand drivers: DT6 MRT proximity, MGS/Pei Hwa school catchment, and KAP Mall convenience collectively generate a rental profile with broad appeal across the expatriate and local professional tenant demographics. At $1,821 PSF freehold with a 3.0% gross yield and no lease-decay risk for perpetual hold, KAP Residences is one of the more durable freehold yield assets available in the D21 corridor at current resale pricing.