Kheam Hock Gardens
Overview & Key Facts
Kheam Hock Gardens is an intimate freehold condominium nestled along Kheam Hock Road in District 11's prestigious Bukit Timah corridor. Developed by Scenic Investment Pte Ltd and completed in 1988, this boutique development of just 19 units occupies a quiet residential enclave framed by lush greenery, mature trees, and the unhurried pace that defines this corner of the Core Central Region. Its low-rise, garden-style character sets it apart from the gleaming towers that now define much of the CCR landscape.
As a product of the late 1980s, Kheam Hock Gardens reflects a design philosophy that prioritised space and serenity over density. Residents enjoy generously proportioned apartments with large bedrooms, deep balconies, and layouts that feel increasingly rare in a modern market where unit sizes have shrunk considerably. The development sits on a compact land parcel that also underpins its strong en-bloc potential — a freehold site in this address at this scale is the kind of landbanking opportunity that developers find difficult to ignore.
With a PSF trajectory that has climbed from $1,495 to $1,669 over recent transactions, Kheam Hock Gardens offers measured but steady capital appreciation. At an average transacted price of $2.3 million, it represents one of the more accessible entry points into CCR freehold ownership in a neighbourhood where competing developments command significantly higher price tags.
Location & Connectivity
Kheam Hock Road stretches 1.6 kilometres from Dunearn Road to Lornie Highway, threading through one of Singapore's most storied residential precincts. This is old-money Bukit Timah — a tree-lined enclave of good-class bungalows, colonial-era heritage landmarks and the kind of established calm that newer estates simply cannot replicate. The road itself borders lush greenery, with MacRitchie Reservoir Park and the Central Catchment Nature Reserve providing a natural green buffer to the north and east.
For families, the location is exceptional. SJI International School sits just 0.63 kilometres away, making morning school runs effortless on foot or by car. Nanyang Girls' High School is 1.23 kilometres distant, while the German European School at 1.34 kilometres draws a significant expatriate community to the area — a fact reflected in Kheam Hock Gardens' healthy rental demand from international families. NJC (National Junior College) at 1.55 kilometres rounds out a school belt that few CCR addresses can match in breadth or prestige.
Day-to-day conveniences are within easy reach. Serene Centre and Coronation Shopping Plaza — both beloved neighbourhood malls with supermarkets, cafes, and hawker options — are accessible within a short drive or leisurely walk along Bukit Timah Road. Adam Road Food Centre and the dining clusters along Greenwood Avenue and Sunset Way offer further variety. The PIE and AYE are accessible via Lornie Highway, making cross-island commutes manageable for car owners.
Botanic Gardens UNESCO Heritage at Your Doorstep
The Singapore Botanic Gardens, a UNESCO World Heritage Site, lies under 1 kilometre from Kheam Hock Road. Residents enjoy weekend morning walks through the heritage gardens, the National Orchid Garden, and Symphony Lake — a rare lifestyle amenity that adds genuine liveability value to this address and contributes meaningfully to the neighbourhood's enduring prestige.
Schools & Education
| School | Type | Distance |
|---|---|---|
| SJI International School | international | Within 1 km |
| Nanyang Girls' High School | secondary | ~1.2 km |
| Whitley Secondary School | secondary | ~1.3 km |
| German European School Singapore | international | ~1.3 km |
| Chatsworth International School (Bukit Timah) | international | ~1.5 km |
| Nanyang Primary School | primary | ~1.6 km |
| National Junior College | secondary | ~1.6 km |
| National Junior College | jc | ~1.6 km |
Facilities
As a 19-unit development completed in 1988, Kheam Hock Gardens offers a pared-back amenity set that reflects both its era and its boutique scale. Residents have access to a swimming pool, covered car parking, and landscaped garden grounds. The low resident count means facilities are never crowded — a genuine quality-of-life advantage that larger developments cannot offer. The sense of privacy and exclusivity that comes with sharing a pool and grounds with fewer than two dozen households is, for many residents, the entire point.
The landscaping leans heavily on the neighbourhood's natural character — mature trees and tropical planting soften the development's built edges and contribute to its garden-estate feel. Prospective buyers should not expect a resort-style podium or a gym suite; those seeking full-facility living should look to newer, larger developments nearby. What Kheam Hock Gardens offers instead is a quieter, more considered residential experience — the kind that tends to attract owner-occupiers who value space and calm above amenity count.
"The grounds here feel like a private estate. Sharing a pool and garden with under 20 households means it's always peaceful — you almost forget you're in the middle of the CCR. That sense of exclusivity is what you're really paying for."
Pricing & Market Position
Based on 3 recorded transactions, sale prices range from $2,090,000 to $2,600,000, averaging $2,330,000.
Rents range from $3,100 to $8,500 per month across 26 rental transactions. Current rental yield sits at approximately 2.5%.
Price Appreciation
From 2021 to 2024, the average PSF has appreciated by 11.7% (from $1,495 to $1,669 psf).
Neighbourhood Comparison
Within the immediate CCR freehold universe, Kheam Hock Gardens sits at a meaningful PSF discount to its neighbours. Watten House transacts at $3,236 psf and Pullman Residences Newton at $3,074 psf — both modern freehold developments that command a near-double premium over Kheam Hock Gardens' $1,669 psf ceiling. Peak Residence at $2,489 psf represents a middle ground for buyers seeking more contemporary finishes in the same district. Soleil @ Sinaran, despite its lower PSF of $1,970, carries 99-year leasehold tenure — making Kheam Hock Gardens' freehold status all the more notable at its price point.
The honest trade-off is clear: buyers choosing Kheam Hock Gardens over Watten House or Pullman Residences are accepting a 1988 build with modest facilities in exchange for a 40–50% PSF discount, freehold tenure, and direct exposure to en-bloc upside. For value-oriented buyers and investors with a longer time horizon, that trade-off has merit. For those prioritising modern finishes, comprehensive amenity suites, and developer warranties, the newer alternatives at higher PSF are the logical choice.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| KHEAM HOCK GARDENS | Freehold | 1988 | 19 | — |
| PULLMAN RESIDENCES NEWTON | Freehold | 2021 | 340 | $3,074 |
| WATTEN HOUSE | Freehold | 2023 | 180 | $3,236 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | 2011 | 417 | $1,970 |
| PEAK RESIDENCE | Freehold | 2021 | 90 | $2,489 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | 2004 | 311 | $1,899 |
ShiokNest Scores
Our proprietary scoring system evaluates KHEAM HOCK GARDENS across multiple dimensions.
What Residents Say
"We moved here for the school run — SJI is literally a 10-minute walk. But what surprised us was how much we've come to love the quietness. It feels like living in a private house but with the security of a managed development. The pool is always empty and the neighbours are lovely."
"The unit is massive compared to what we looked at in newer condos at similar prices. We have a proper dining room, a real study, and a balcony where we actually sit and have breakfast. The 1988 build quality surprised me — the walls are thick, the ceilings are high, and it feels solid. The finishes are dated but it's been well maintained."
"I bought here partly for en-bloc potential — the site is small, freehold, and right in a corridor that developers are actively looking at. The rental income from expat tenants covers most of my mortgage, and I'm patient. Even without a collective sale, this address holds its value because of the schools and the Botanic Gardens proximity."
Strengths & Weaknesses
- Freehold tenure in prestigious D11 Bukit Timah corridor
- SJI International School within 0.63km — ideal for expat families
- Strong en-bloc potential: 19-unit compact freehold site scores 66/100
- Generous 1980s-era unit sizes with large bedrooms and deep balconies
- PSF significantly below competing CCR freehold developments
- High rental demand — 26 rentals recorded against just 19 units
- Quiet, leafy enclave with UNESCO Botanic Gardens under 1km
- Boutique scale means private, uncrowded shared facilities
- Dated 1988 facilities — no gym, no function rooms, basic amenity set
- Botanic Gardens MRT at 0.92km — walkable but not immediate
- Limited transaction volume (3 sales) makes price discovery difficult
- Older building requires buyers to accept dated finishes and common areas
- Modest gross yield of 2.5% — below newer CCR developments with stronger rental premiums
- No site plan or e-brochure publicly available — limited pre-purchase transparency
Verdict
Kheam Hock Gardens is a property that rewards patient, informed buyers who understand what they are getting. This is not a development that competes on facility count or architectural spectacle — it competes on address, tenure, scale, and the increasingly rare quality of space. A freehold site in Kheam Hock Road, surrounded by good-class bungalows, UNESCO heritage greenery, and one of Singapore's strongest school belts, is a genuinely scarce asset class. At $2.3 million — meaningfully below the PSF of newer CCR freehold neighbours — the entry price reflects its 1988 vintage without undermining the underlying land and location value.
The en-bloc score of 66/100 is the clearest signal that the market sees redevelopment potential here. A compact 19-unit freehold site in D11 is precisely the kind of land parcel that appeals to boutique developers and collective sale syndicates. Owners who bought here in the 2010s have already seen PSF appreciation from sub-$1,500 to $1,669 — and any successful collective sale would deliver a premium above market value to participating owners.
For expatriate families, the SJI International proximity and the quiet, leafy character of the estate make Kheam Hock Gardens an easy recommendation. For CCR value seekers willing to trade facility opulence for freehold tenure, space, and neighbourhood prestige, it merits serious consideration. Those prioritising walkability to the MRT, resort-style amenities, or modern unit finishes should look to newer developments in the vicinity.