King's 8
Overview & Key Facts
King’s 8 is one of Singapore’s most discreet luxury addresses — a boutique enclave of just eight freehold strata-landed houses tucked off King’s Road in District 10, completed in 2010 by Longitude Central Pte Ltd. Each unit is a two-storey detached house with an attic and basement, ranging from 4,898 to 5,414 sqft of built-up area, with two private car park spaces and a shared swimming pool with jacuzzi jets. With only eight households sharing the compound, King’s 8 delivers the privacy and permanence of a bungalow with the security and maintenance convenience of a managed development.
The development sits at the heart of Singapore’s most coveted international school corridor. Bukit Tinggi Road — home to both Chatsworth International School (Bukit Timah Campus) and Hollandse School — is less than 100 metres away, making the school run a literal two-minute walk. Raffles Girls’ Primary School is under 600 metres. This concentration of top-tier international and local schools within comfortable walking distance is exceptionally rare, even by D10 standards.
For buyers who have outgrown a condominium apartment but find the full commitment of a Good Class Bungalow out of reach, King’s 8 occupies a compelling sweet spot: freehold land title, genuine detached-house scale, CCR address, and a transaction history suggesting values at a meaningful discount to Nassim and Ardmore — all in a neighbourhood that European and Dutch expat families consider among the most liveable in Singapore.
Location & Connectivity
King’s Road is a short, quiet residential street in the Bukit Timah / Holland fringe of D10, sandwiched between the Botanic Gardens and Holland Village. It connects Farrer Road to Tyersall Avenue and carries almost no through-traffic, making it unusually serene for a location so close to the city. Residents describe the neighbourhood as feeling perpetually unhurried — a corridor of mature angsana trees, landed houses, and low-rise apartment blocks that insulates King’s 8 from the bustle of Orchard and Buona Vista.
MRT access is excellent for a landed enclave. Botanic Gardens MRT (Circle Line / Downtown Line interchange) is 480 metres away — reachable in under eight minutes on foot. Tan Kah Kee DT station is 560 metres away and Farrer Road CC is 680 metres. The Downtown Line connects residents directly to the CBD, Marina Bay, and Changi without a line change; the Circle Line reaches one-north, Kent Ridge, and Harbourfront. For drivers, Farrer Road feeds into the PIE and AYE within minutes, placing the CBD approximately 15 to 20 minutes away in off-peak conditions.
Everyday errands are well covered within a ten-minute radius. Cold Storage at Cluny Court is a short drive, FairPrice at Coronation Plaza is minutes away, and the full dining and lifestyle precinct of Holland Village is under 1.5 kilometres. The Singapore Botanic Gardens — a UNESCO World Heritage Site and one of Singapore’s great free amenities — is a six-minute walk, offering jogging paths, the National Orchid Garden, and the Shaw Foundation Symphony Stage.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| German European School Singapore | international | Within 1 km |
| Raffles Girls' Primary School | primary | Within 1 km |
| National Junior College | secondary | Within 1 km |
| National Junior College | jc | Within 1 km |
| Chatsworth International School (Bukit Timah) | international | Within 1 km |
| Hollandse School | international | Within 1 km |
| Nanyang Girls' High School | secondary | ~1.1 km |
| Lycee Francais de Singapour | international | ~1.2 km |
Facilities
King’s 8 makes no pretence of being a resort-style development. With eight units, the common facilities are intentionally minimal: a shared swimming pool with jacuzzi jets and landscaped surrounds, two private car park spaces per unit, and gated compound security. This is the correct trade-off for a strata-landed product at this price point. Residents are not paying for a gym they will share with 300 neighbours or a tennis court booked two weeks in advance — they are paying for genuine detached-house living with the maintenance handled by an MCST, and the common pool kept immaculate because only eight families use it.
Each unit’s private envelope more than compensates for the limited communal amenities. The two-storey-plus-attic configuration across 4,900 to 5,400 sqft provides space for private home gym setups, dedicated study rooms, entertainment-scale living and dining areas, and full staff quarters with utility rooms — the kind of functional space that apartment buyers consistently cite as their primary reason for upgrading to landed housing. The basement level (included in built-up calculations) adds a further layer of flexible space that many residents convert to a home cinema, wine cellar, or additional entertainment room.
“The pool area feels entirely private — we almost never see the other owners there. It’s essentially a private pool with a shared maintenance bill. That’s a fair deal.”
— Composite of resident feedback on King’s 8, Singapore Expats and property forums
Pricing & Market Position
Based on 2 recorded transactions, sale prices range from $4,900,000 to $5,300,000, averaging $5,100,000.
Rents range from $7,900 to $14,000 per month across 10 rental transactions. Current rental yield sits at approximately 2.7%.
Neighbourhood Comparison
Comparing King’s 8 against the D10 condominium market requires accepting that these are fundamentally different product types. Skye at Holland (S$2,945 psf, 99-year), Leedon Green (S$2,784 psf, freehold), and Hyll on Holland (S$2,648 psf, freehold) all deliver modern condominium amenities, newer fittings, and stronger resale liquidity. King’s 8 at approximately S$997 psf built-up looks dramatically cheaper — but the floor areas (4,900 to 5,400 sqft) mean the absolute quantum (S$5–6 million) is in the same bracket as a premium three-bedroom at Leedon Green. The trade-off is liquidity for space: King’s 8 has eight units and an infrequent transaction market, while Leedon Green’s 638 units support more active price discovery and easier exit.
For buyers specifically targeting the international school corridor and landed-scale space, the peer set narrows considerably. Comparable strata-landed enclaves in D10 — particularly freehold cluster houses of fewer than 20 units on the Bukit Timah fringe — command similar or higher psf premiums once land and built-up size are disaggregated. King’s 8’s advantage is tenure security (freehold in CCR is a genuinely rare asset), compound size (only eight neighbours), and a school-proximity combination that no new launch in D10 can currently match.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| KING'S 8 | Freehold | 2010 | 8 | — |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,946 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,785 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,858 |
| HYLL ON HOLLAND | Freehold | 2021 | 319 | $2,648 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 476 | $2,465 |
ShiokNest Scores
Our proprietary scoring system evaluates KING'S 8 across multiple dimensions.
What Residents Say
“We came from a penthouse in D9 and honestly didn’t think we’d notice the space difference. We were wrong. Having a proper garden level, a room for our helper, a proper study, and still having space for guests is something you can’t replicate in an apartment at any price. King’s 8 gave us that without forcing us out of the school zone.”
— Owner-occupier, upgraded from D9 penthouse, two school-age children at Raffles Girls’ Primary
“My company posted me to Singapore for four years. We have three children and my wife wanted them in Hollandse School. When we found a house on King’s Road that was a five-minute walk from Hollandse School and ten minutes from Cold Storage Cluny Court, the decision was simple. The private pool was a bonus — the children practically live in it on weekends.”
— Dutch expat tenant, senior posting with a major energy company, three children at Hollandse School
“We looked at Fourth Avenue Residences, Leedon Green, and a few other condos in the area. But once we decided we wanted a real house — basement, attic, proper garden level — King’s 8 was the obvious choice in D10. The compound feels like a private estate. Eight families, one pool, no drama.”
— Singaporean family, investors who subsequently moved in after one tenancy cycle
Strengths & Weaknesses
- Freehold strata-detached in D10 CCR — title permanence rarely available at this quantum
- 4,898–5,414 sqft per unit — genuine detached-house scale rarely achievable in Singapore's core districts
- Botanic Gardens MRT (CC/DT interchange) 480m walk — exceptional for landed housing
- International school corridor at the doorstep: Chatsworth Bukit Timah, Hollandse School, Raffles Girls' Primary all within 600m
- Only 8 units — pool, parking, and security feel entirely private; MCST overheads minimal
- North-south orientation across all units — maximised natural ventilation and afternoon sun avoidance
- Two private covered car park lots per unit — critical for families with school-age children
- Holland Village, Cold Storage Cluny Court, and Botanic Gardens all within 10 minutes on foot or by car
- Gross yield-supported rental demand from European and Dutch expat families on school-placement postings
- Only 8 units means thin secondary market liquidity — finding a buyer at the right price can take months
- Shared facilities are minimal: pool and parking only — no gym, tennis court, or clubhouse
- Development completed 2010 — fittings and finishes are 15+ years old; renovation budget required
- Absolute price quantum of S$5–6M limits the buyer pool relative to comparably-priced 3BR apartments
- Rental yield of 2.72% is below mass-market condominiums — suited to capital preservation, not yield investors
- Chatsworth Bukit Timah's admissions are competitive and not guaranteed for proximity alone
- No in-house maintenance team — reliance on MCST contractors for repairs and common-area upkeep
Verdict
King’s 8 is not a property for everyone, and it does not try to be. The eight-unit scale means it will rarely appear on mass-market searches, and there is no marketing infrastructure keeping it in front of buyers. Transactions are infrequent — two recorded sales in the dataset, with a median price of S$5.3 million. But for the specific buyer it suits — a European or Dutch expatriate family on a long-term Singapore posting, or a Singaporean family upgrading from a D10 condominium and unwilling to compromise on school proximity — it is close to ideal.
The freehold title, detached-house configuration, and D10 address form a combination that is genuinely difficult to replicate at this price quantum. Leedon Green, the nearest comparable freehold CCR new launch, has already transacted above S$2,700 psf for apartments. Hyll on Holland sits above S$2,600 psf for leasehold-competitive floor areas. King’s 8 at approximately S$997 psf built-up represents a structural discount to new-build D10 apartment pricing — in part because cluster strata-landed commands a different buyer profile, in part because the boutique scale limits visibility. That discount, against a freehold land title and genuine 5,000 sqft-plus living space, is the investment thesis in one sentence.
Gross yield at 2.72% (≈S$12,000 per month median rent) is modest relative to mass-market condominiums but consistent with the global luxury residential rental market, where capital values are large relative to rent. Rental demand is underpinned by the international school corridor next door: European and Dutch families posted to Singapore for three to five year assignments reliably seek exactly this profile — a private house, school within walking distance, and Holland Village proximity. The ten rental transactions recorded confirm this demand is real and recurring.