King Albert Park
Overview & Key Facts
King Albert Park is a 101-unit condominium on the King Albert Park DTL corridor in District 21 (OCR), with TOP circa 1997 and a 99-year lease with approximately 70 years remaining. The development benefits from King Albert Park MRT (Downtown Line) at just 350 metres and Beauty World MRT (Downtown Line) at 680 metres — dual DTL access that makes this one of the strongest MRT positions available in the D21 Bukit Timah corridor. The DTL connects toward Botanic Gardens (CCL interchange), Stevens (TEL interchange), Newton (NSL+DTL), and the full CBD corridor westward; eastward toward Clementi, Jurong, and the western hub.
The rental dataset — 21 transactions at S$23,250 median across 101 units — reveals a large-format unit profile unusual in the D21 OCR market. At S$23,250/month, King Albert Park units are operating at the D10 CCR large-apartment tier, implying unit sizes in the 2,000–4,000 sqft range. This positions the development as an ultra-large D21 OCR boutique targeting international school families (Australian International School at 1.01 kilometres) and established professionals who prioritise the Bukit Timah green corridor and school catchment over CCR address prestige. ACJC at 360 metres and Henry Park Primary at 700 metres are the two closest school ballot credentials.
The 70-year lease position means the property will cross the 60-year threshold in approximately 10 years (2036), at which point standard 30-year mortgage financing begins to tighten. Buyers targeting a 5–7 year hold should model the exit conditions carefully.
Location & Connectivity
King Albert Park is a quiet residential estate in the Bukit Timah-Beauty World corridor, one of Singapore’s most consistently green and residential D21 sub-precincts. The neighbourhood is characterised by landed housing, mature trees, and proximity to the Bukit Timah Nature Reserve and the Rail Corridor — a lifestyle profile that attracts established families, international professionals, and the ex-pat school family segment. King Albert Park MRT station is the commercial heart of the sub-precinct, with a cluster of F&B shops, supermarkets, and services in the Beauty World-King Albert Park mixed-use block.
King Albert Park MRT (Downtown Line) at 350 metres provides DTL access directly from the sub-precinct hub. Eastward: Sixth Avenue (1 stop), Tan Kah Kee (2 stops), Botanic Gardens (CCL interchange, 3 stops), Farrer Road (4 stops). Westward: Beauty World (1 stop, 680m alternative walk), Bukit Panjang (DTL terminus). Beauty World MRT (Downtown Line) at 680 metres provides an alternative DTL access point and is the Beauty World commercial hub station.
ACJC (Anglo-Chinese Junior College) at 360 metres is the dominant school ballot credential for secondary/JC families. Henry Park Primary at 700 metres anchors the primary school catchment for this address. Australian International School at 1.01 kilometres serves the international school family segment, drawing corporate-relocatee tenants on international school housing packages.
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
At 101 units with a 1997 TOP, King Albert Park is a mature mid-size boutique with a 1990s CCR/OCR facility package: swimming pool, gymnasium, function room, covered parking, and landscaped common areas. Vintage 1990s D21 boutiques at this scale typically offer larger unit formats and more generous land-to-unit ratios than modern developments, compensating for the absence of modern smart-home features, sky gyms, or concierge services. Buyers should review the MCST sinking fund and commission a structural inspection for a 30-year-old building.
The King Albert Park-Bukit Timah corridor provides an outstanding external amenity layer: Bukit Timah Nature Reserve and Dairy Farm Nature Park are accessible on foot or by short ride. Rail Corridor (Nature Ways) provides a linear park spine through the sub-precinct. The Beauty World commercial cluster (supermarkets, hawker centre, library) is within 700 metres.
Neighbourhood Comparison
D21 OCR benchmarks at the large-format end of the spectrum include Glendale Park, The Blossom, and the landed-adjacent boutiques along the Bukit Timah-King Albert Park corridor. None replicate the combination of King Albert Park DTL sub-400m access and ACJC proximity at D21 OCR psf. The King Albert Park-Beauty World commercial cluster and Beauty World DTL at 680m provide the two-DTL-station advantage.
The most relevant comparison for large-format D21 OCR international-school-family stock is the Bukit Timah Road corridor stretching from King Albert Park through to the Farrer Road CCL segment. Developments along this belt (The Tessarina, Florentine, Coronation Road cluster) compete for the same tenant profile: Australian International, Anglo-Chinese, and Henry Park school families. King Albert Park’s King Albert Park DTL sub-400m position distinguishes it from the Coronation Road cluster (Farrer Road CCL, 0.8–1.2km) for the DTL-commuter professional tenant. The 70yr leasehold position is a common characteristic of 1990s Bukit Timah boutiques and will factor comparably across the peer group.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| KING ALBERT PARK | 1997 | 101 | — | |
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | 2023 | 892 | $2,494 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | 2024 | 552 | $2,488 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | 2023 | 520 | $2,486 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | 2021 | 660 | $1,954 |
| 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 KING ALBERT PARK across multiple dimensions.
What Residents Say
“King Albert Park DTL at 350 metres is walkable for daily commuting, and the large unit sizes here are genuinely unusual for D21 OCR pricing. ACJC at 360 metres means secondary school balloting from this address is as strong as it gets in the Bukit Timah corridor. The green setting — Bukit Timah Nature Reserve accessible on foot — is what keeps families here for 5–10 years.”
— King Albert Park area resident via Singapore Expats forum
“S$23,250/month median in D21 OCR signals ultra-large format units targeting the international school family tenant segment. Australian International School at 1km is the magnet. The entry psf at D21 OCR versus the rental at D10 CCR-equivalent means the gross yield arithmetic can be exceptional if you buy right. The 70-year lease is the clock to watch.”
— D21 large-format residential specialist via EdgeProp research
Strengths & Weaknesses
- King Albert Park DTL at 350m — sub-400m Downtown Line access from the Bukit Timah sub-precinct hub
- Beauty World DTL at 680m — dual DTL station option for commuting flexibility
- ACJC (Anglo-Chinese Junior College) at 360m — elite secondary/JC school ballot doorstep
- Henry Park Primary at 700m — established primary school ballot anchor for D21 OCR families
- Australian International School at 1.01km — international school access draws corporate-relocatee tenants
- S$23,250 median rental — ultra-large format units operating at D10 CCR rental tier on D21 OCR psf
- Bukit Timah Nature Reserve accessible on foot — Singapore's premier forest reserve for the residential belt
- LEASE: 70yr remaining — crosses 60yr threshold in ~10yr (2036); model exit conditions carefully
- Thin rental dataset (21 records, 0.21/unit) — limited statistical confidence for current rental range
- S$23,250 median implies very large unit format — entry price will be high in absolute terms
- 1997 TOP: ~30yr old building — structural inspection and MCST sinking fund review required
- No sub-300m MRT — King Albert Park DTL at 350m is a moderate walk through the sub-precinct
- D21 OCR location — not a CCR prestige address; corporate tenants from some programmes may prefer D9/D10
- Beauty World area undergoing redevelopment — construction activity may affect amenity access near-term
Verdict
King Albert Park delivers an unusual D21 OCR proposition: King Albert Park DTL at 350 metres, ultra-large unit format at S$23,250 median rental, ACJC at 360 metres, Henry Park Primary at 700 metres, Australian International School at 1.01 kilometres, and the Bukit Timah green corridor — all within a 70-year leasehold boutique at D21 OCR psf entry. The combination of DTL sub-400m access, school ballot credentials across three school types, and ultra-large unit format is rare in any Singapore postal district.
The 70-year lease position requires buyers to model the 60-year threshold crossing in ~10 years. For buyers targeting a 5–7 year hold with exit before the lease discount deepens toward sub-60yr, King Albert Park’s large-format credentials and Bukit Timah lifestyle position create a coherent proposition. For buyers planning a 20+ year hold, the lease trajectory needs careful modelling. Exit in the 2030s at ~60yr remaining will still attract buyers but at a narrowing financing base.