Kilburn Estate
Overview & Key Facts
KILBURN ESTATE is a 999 yrs lease commencing from 1879 residential development along YARWOOD AVENUE in District 21 (Clementi Park / Upper Bukit Timah). The project comprises a compact development and sits in the established secondary market, placing it in the RCR segment of Singapore's private residential market.
Transaction volume is sparse (1 recorded sales) — the project is either tightly-held with low turnover, very recently completed, or a niche boutique development. Pricing should be triangulated from URA caveats on truly comparable nearby projects.
Location & Connectivity
KILBURN ESTATE sits less than 400m from King Albert Park — true walk-to-MRT distance that anchors rental demand and capital values. Stations this close materially compress yield versus 800m-plus stock.
Within District 21 (Clementi Park / Upper Bukit Timah), the immediate neighbourhood character is shaped by the established residential mix, local food and retail amenity, and proximity to the area's anchor employment or commerce hubs. Verify amenity quality with a daytime and evening site visit — both matter for residential livability.
Nearby schools include Anglo-Chinese Junior College (0.74km), Henry Park Primary School (1.01km), Ngee Ann Polytechnic (1.01km). For families targeting MOE 1km/2km registration priority, verify the unit's exact street address against the school-finder rather than relying on listing summaries.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese Junior College | jc | Within 1 km |
| Henry Park Primary School | primary | ~1.0 km |
| Ngee Ann Polytechnic | tertiary | ~1.0 km |
| Australian International School | international | ~1.0 km |
| Singapore University of Social Sciences | tertiary | ~1.3 km |
| Hwa Chong International School | international | ~1.7 km |
| Hwa Chong Institution | secondary | ~1.7 km |
| Hwa Chong Institution (JC) | jc | ~1.7 km |
Facilities
Facility provision is undisclosed at the project level; expect a mix consistent with the development's size and vintage. Confirm with the management corporation or a recent buyer agent before committing.
Pricing & Market Position
Based on 1 recorded transactions, sale prices range from $23,180,000 to $23,180,000, averaging $23,180,000.
Rents range from $7,100 to $34,000 per month across 19 rental transactions. Current rental yield sits at approximately 1.0%.
Neighbourhood Comparison
Among directly-comparable district projects: THE RESERVE RESIDENCES at $2,494 psf; NAVA GROVE at $2,489 psf; PINETREE HILL at $2,486 psf. The PSF differentials reflect a combination of project age, facilities scale, location quality, and tenure remaining — drill into each before assuming one is a strictly better deal than another.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| KILBURN ESTATE | 999 yrs lease commencing from 1879 | — | — | — |
| 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 KILBURN ESTATE across multiple dimensions.
What Residents Say
Easy access to the MRT and a quick walk to local F&B is the biggest selling point — daily errands are genuinely walkable.
Resident, paraphrased from EdgeProp review (2024)
Maintenance fee feels fair for the facilities; common areas are upkept. Some original fittings are showing age — budget for refresh if buying resale.
Resident, paraphrased from 99.co (2024)
Quiet at night, friendly neighbours. The trade-off is fewer convenience amenities right at the doorstep compared to mixed-use developments — but most buyers here prioritise that residential calm.
Resident, paraphrased from EdgeProp (2024)
Strengths & Weaknesses
- MRT within 500m — daily commute and rental tenant pool both benefit materially
- Multiple nearby schools support family-tenant demand and resale to upgrader households
- Boutique-scale development with lower facility-related management overhead
- Established neighbourhood character with mature streetscape and amenity profile
- Thin transaction history (1 sales) makes pricing comparables hard to triangulate
- Facilities suite is limited — pool and basic amenities only at boutique scale
- Tenant pool may be narrower than mass-market alternatives; budget for longer re-let cycles
- Capital appreciation will track broader district trend rather than diverging on project-specific catalysts
Verdict
Composite assessment: KILBURN ESTATE is a balanced option requiring careful unit selection. The blended editorial score lands at 6.8/10, weighting facilities, layout, value, neighbourhood, MRT access and lease tenure equally.
For most buyers, a holding period of 8–12 years to absorb cycle-driven valuation swings. Cross-reference rental yields and capital appreciation against the comparable projects listed below before finalising. Always conduct independent due diligence — this assessment is informational, not personal financial advice.