Kentview Park
Overview & Key Facts
Kentview Park is a freehold boutique condominium perched on Pasir Panjang Hill in District 5 — a hillside address that sets it apart from almost every other development in the Queenstown planning area. Developed by Allgreen Properties Ltd and completed in 1994, the project comprises just 48 units arranged across a single 4-storey block, making it one of the smallest and most exclusive low-rise condominiums in the west. The land area of approximately 50,880 sqft is generous relative to the unit count, translating to an airy, uncrowded living environment with ample greenery.
The address — 87 Pasir Panjang Hill — says a great deal about what Kentview Park is. This is not a mass-market leasehold tower riding the coattails of an MRT interchange. It is a quiet, freehold enclave for residents who value privacy, elevated views, and neighbourhood character over proximity to a shopping mall. Residents consistently describe the compound as feeling “like a holiday resort on a hill” with views of Kent Ridge forest and occasional glimpses of the sea and dockyard from higher-floor units.
Price appreciation has been steady if unspectacular — reflecting the thin transaction volume of any sub-50-unit development. PSF recorded figures moving from approximately S$1,106 psf in earlier years to S$1,478 psf by early 2025, with the most recent transaction in April 2025 closing at S$1,750,000 for a 1,184 sqft unit. The freehold tenure is the cornerstone of the investment case: unlike the wave of 99-year new launches transforming the D5 corridor, Kentview Park carries no lease decay risk, making it a resilient hold for long-term owner-occupiers.
Location & Connectivity
Pasir Panjang Hill is one of Singapore’s more distinctive residential addresses — elevated, tree-lined, and insulated from the commercial noise of the Pasir Panjang industrial belt below. Kentview Park sits near the crest of this hill, which means residents enjoy the quiet and the views but must make peace with the terrain. The road up is steep enough to discourage casual foot traffic and is entirely impractical in heels or for elderly residents with limited mobility. This is emphatically a car-ownership address.
The nearest MRT station is Haw Par Villa (CC25) on the Circle Line, approximately 0.4 km from the development as the crow flies — but the terrain means the practical walking distance is closer to 0.5–0.6 km and involves a downhill gradient that turns into an uphill return. Pasir Panjang MRT (CC26) is around 0.9 km away. Both are Circle Line stations offering a single-transfer connection to most of the island. For residents driving, the Ayer Rajah Expressway (AYE) is just minutes away, placing the CBD roughly 15 minutes out, NUS and one-north in under 10 minutes, and Orchard Road in about 20 minutes during off-peak hours.
Everyday retail is not Kentview Park’s strongest suit. The nearest large supermarket is HAO MART at approximately 1.3 km, followed by NTUC FairPrice at about 1.8 km. West Coast Plaza and Clementi Mall are the nearest suburban malls, each a short drive away. The Pasir Panjang hawker centre and the VivoCity megamall at HarbourFront are accessible within 10 minutes by car. The Kent Ridge Park and Canopy Walk is the neighbourhood’s standout lifestyle asset — one of the most scenic nature trails in Singapore, directly accessible within walking distance of the development.
The proximity to National University of Singapore (NUS) at 1.9 km and one-north business park nearby creates a concentrated professional catchment of academics, researchers, biomedical and tech sector workers who make up a significant portion of both buyers and tenants at Kentview Park. Rental demand from this cohort has kept the rental market reasonably active despite the small unit count, with 42 rental transactions recorded and an average rent of approximately S$4,001/month.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Dulwich College (Singapore) | international | ~1.2 km |
| National University of Singapore | tertiary | ~1.9 km |
| Alexandra Primary School | primary | ~2.0 km |
Facilities
For a 48-unit boutique development completed in 1994, Kentview Park’s facilities package is reasonable rather than exceptional — an honest reflection of what a small land parcel and a compact resident population can support. The development provides a swimming pool, children’s playground, tennis court, squash court, and a gymnasium. This is the standard five-amenity offering of its era, without the resort-style elaboration found in post-2010 mega-developments.
The real upside is practical: with only 48 units sharing these facilities, wait times and booking contention are essentially non-existent. The pool and gym are genuinely available whenever residents want them, and the tennis and squash courts rarely require advance booking. There are no crowded pool decks on weekends, no queued treadmills at 7 a.m. Maintenance quality depends on the MCST, which in a 48-unit block tends to be more responsive and personal than in a 1,000-unit mega-project.
“The compound feels secluded and exclusive. The pool is always quiet and the environment is very private — it really does feel like a resort on a hill rather than a typical condo.”
— Resident review via Singapore Expats
Pricing & Market Position
Based on 2 recorded transactions, sale prices range from $1,310,000 to $1,750,000, averaging $1,530,000.
Rents range from $2,100 to $5,300 per month across 42 rental transactions. Current rental yield sits at approximately 2.7%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 33.6% (from $1,106 to $1,478 psf).
Neighbourhood Comparison
Within District 5, Kentview Park is a fundamentally different proposition from the leasehold new-launches that dominate current headlines. Elta (501 units, 99-year lease from 2024) is transacting at S$2,556 psf — a 73% premium over Kentview Park — and offers a fresh lease, modern facilities, and MRT-adjacent convenience in exchange for a significantly higher outlay and no tenure permanence. Faber Residence (399 units, 99-year lease from 2025) sits at S$2,157 psf with similar trade-offs. Normanton Park (1,840 units, leasehold) provides a large-condo lifestyle at S$1,866 psf with much better connectivity, but the scale and leasehold nature are antithetical to what Kentview Park offers.
The most natural peer comparison is with other small freehold District 5 condominiums from the same era — though supply of this type is genuinely scarce. Buyers who are seriously evaluating Kentview Park are typically those who have already ruled out leasehold new-launches on principle and are seeking freehold alternatives with manageable quantums. On that basis, the sub-S$1,500 psf pricing for freehold in a prime southern district remains one of the more compelling value propositions available in the current market, provided the buyer is prepared to accept thin liquidity and a car-dependent lifestyle.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| KENTVIEW PARK | Freehold | 1994 | 48 | — |
| LANDED HOUSING DEVELOPMENT | Freehold | 2021 | 156 | $1,837 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | 2021 | 1,840 | $1,866 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | 2021 | 1,450 | $1,885 |
| ELTA | 99 yrs lease commencing from 2024 | 2025 | 501 | $2,556 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | 2025 | 399 | $2,157 |
ShiokNest Scores
Our proprietary scoring system evaluates KENTVIEW PARK across multiple dimensions.
What Residents Say
“Like a holiday resort on a hill. Excellent view of Kentridge forest and the sea. Very secluded and exclusive atmosphere. Fewer units means less crowd, ample parking, and a truly private feel.”
— Resident review via Singapore Expats
“Tranquil and friendly neighbourhood. The overlook of the dock yard is quite nice and it’s genuinely quiet up on the hill — you forget you are in Singapore sometimes. Good for families who drive.”
— Resident review via Singapore Expats
“Not suitable for those who don’t drive or hate a steep climb up the hill. Elderly residents and those wearing heels will find the access difficult. Also, only a few units have truly nice sea views.”
— Resident review via PropertyGuru
Strengths & Weaknesses
- Freehold tenure — no lease decay risk in a district dominated by 99-year launches
- Boutique scale (48 units) — uncrowded facilities and genuine community feel
- Elevated hillside address with views of Kent Ridge forest and partial sea views
- Walking distance to Kent Ridge Park and the Southern Ridges trail network
- Meaningful PSF discount vs nearby new launches (S$1,478 psf vs S$2,100–$2,556 psf for leasehold)
- Strong NUS / one-north tenant catchment sustains rental demand
- Haw Par Villa MRT (CC25) approximately 0.4 km away by distance
- En-bloc potential (61/100) on freehold site in southern prime district
- Generous 3-bedroom unit sizes (1,110–1,345 sqft) vs compressed new-build equivalents
- AYE access puts CBD, Harbourfront, and one-north within 10–15 min by car
- Car ownership effectively required — steep hillside terrain deters walking/cycling
- Thin transaction volume (2 sales recorded) — limited price discovery and slow liquidity
- Nearest supermarket is 1.3 km away — no walkable daily retail
- 1994 build vintage — common areas and fittings will need periodic upgrading
- Only 48 units — small buyer pool when exiting, no en-bloc guarantee
- MRT walk is practical only downhill; return trip is a genuine uphill climb
- Modest facilities package for a 2026 buyer expecting resort-style amenities
- Low walkability score (50/100) — public-transport-dependent residents will struggle
- Limited unit type variety — essentially a single 3-bedroom product
Verdict
Kentview Park is a niche product for a specific buyer. If you are a car-owning professional working at NUS, one-north, or in the Harbourfront corridor; a long-term owner-occupier who values freehold tenure and low-density living above MRT convenience; or a tenant-yielding investor seeking freehold assets at sub-S$1,500 psf in a prime district — this development makes a compelling case. The combination of freehold tenure, boutique scale, elevated address, and proximity to Kent Ridge Park is genuinely difficult to replicate anywhere in District 5.
The honest limitations are equally clear. With only 48 units and historically thin transaction volume, price discovery is slow and liquidity is constrained. Buyers who need to exit quickly may find the pool of willing purchasers shallow. The hillside terrain is a practical barrier for anyone reliant on public transport, elderly residents, and families with young children who need frequent stroller-friendly access. The 1994 build vintage means common areas and some internal fittings will require periodic upgrading.
For the right buyer — particularly those with a 10+ year horizon and a preference for freehold quality over new-launch gloss — Kentview Park is the kind of quiet, unfashionable holding that tends to appreciate steadily and attract genuine occupier demand. The en-bloc score of 61/100 adds an optionality dimension: at 48 units on a freehold site in a prime southern district, collective sale discussions are not implausible over a 10–15 year horizon, which could meaningfully change the return profile.