King's Court
Overview & Key Facts
King’s Court is a 14-unit boutique freehold condominium on Norfolk Road in District 8 (RCR) — a quiet residential lane in the Novena-Newton-Farrer Park precinct that forms part of the D8-D9 CCR/RCR border zone between the Novena medical hub and the Newton food centre cluster. The Norfolk Road address sits in one of Singapore’s most historically layered residential belts, flanked by the grounds of mission schools (St. Margaret’s Primary and Secondary at 270–340 metres) and the CHIJ Our Lady Queen of Peace at 560 metres.
The transit infrastructure is strong for a D8 RCR address: Novena MRT (North-South Line) at 700 metres provides direct NSL access to Orchard (1 stop south), Newton (interchange), and the northern NSL corridor. Farrer Park MRT (North-East Line) at 910 metres and Newton MRT (NSL + DTL interchange) at 920 metres add multi-line access options within a 1km radius — effectively providing NSL, NEL, and DTL access from a single D8 Norfolk Road address.
The rental dataset — 8 transactions averaging S$4,100 and a median of S$4,200 — is thin but directionally consistent with the D8 RCR professional rental tier. The S$4,200 median reflects the Novena-Newton corridor appeal for medical professionals, senior executives at the Novena medical hub (Tan Tock Seng Hospital, Mount Elizabeth Novena), and professional couples who value the NSL commute to the CBD or Orchard.
Location & Connectivity
Norfolk Road is a short residential lane in the Novena-Farrer Park precinct, running between Newton Road and Moulmein Road in the D8 inner-ring residential belt. The street is characterised by a mix of pre-war conservation bungalows, private boutique apartment blocks, and the distinctive school presence of St. Margaret’s Primary and Secondary flanking the road. The Newton Road corridor provides day-to-day services, while the Novena commercial hub (United Square, Square 2, Velocity) is accessible via Novena MRT at 700 metres.
Novena MRT (North-South Line) at 700 metres provides direct NSL access to Orchard (1 stop south), Newton (NSL + DTL interchange), Toa Payoh, and the northern NSL corridor toward Woodlands. Farrer Park MRT (North-East Line) at 910 metres adds NEL access toward Little India, Dhoby Ghaut, Chinatown, and Harbour Front. Newton MRT (NSL + Downtown Line interchange) at 920 metres extends the multi-line options to include the DTL toward Botanic Gardens, Stevens, and the western residential belt.
The Newton Food Centre — one of Singapore’s most famous hawker centres — is a short walk at approximately 900 metres via Clemenceau Avenue. The Novena commercial cluster at United Square and Square 2 provides supermarket, retail, and F&B within 700 metres. Tan Tock Seng Hospital, Mount Elizabeth Novena, and the Novena medical hub are within 1km — significant for tenants with healthcare access needs.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| St. Margaret's Secondary School | secondary | Within 1 km |
| St. Margaret's Primary School | primary | Within 1 km |
| CHIJ Our Lady Queen of Peace | primary | Within 1 km |
| Farrer Park Primary School | primary | ~1.1 km |
| Singapore Chinese Girls' School (Primary) | primary | ~1.1 km |
| LASALLE College of the Arts | tertiary | ~1.1 km |
| ACS (Junior) | primary | ~1.2 km |
| Anglo-Chinese School (Primary) | primary | ~1.2 km |
Facilities
At 14 units, King’s Court is a small boutique freehold development with a standard small-block amenity package. A development of this size on Norfolk Road is likely to include covered parking, basic common area maintenance, and possibly a small pool or garden area, but without a full gymnasium or clubhouse. The TOP year is not recorded in public data; buyers should conduct an SLA title search to confirm the title and obtain the building’s approximate construction date, which will determine maintenance priorities.
The Novena commercial hub provides a strong neighbourhood amenity layer at 700 metres: United Square (FairPrice, F&B, educational institutions), Square 2 (NTUC FairPrice Extra, dining, serviced offices), and Velocity (sports retail, fitness). The Newton Food Centre hawker experience and the Tan Tock Seng Hospital precinct complete the practical service infrastructure. For premium grocery, the Cold Storage at Velocity provides an alternative supermarket.
Pricing & Market Position
Based on 1 recorded transactions, sale prices range from $2,350,000 to $2,350,000, averaging $2,350,000.
Rents range from $3,500 to $4,500 per month across 8 rental transactions. Current rental yield sits at approximately 2.1%.
Neighbourhood Comparison
D8 is anchored by Piccadilly Grand (99yr, 407 units, $2,166 psf), City Square Residences (FH, 910 units, $1,892 psf), and Sturdee Residences (99yr, 305 units, $1,999 psf). These offer scale, modern facilities, and active resale markets in the Farrer Park-Little India corridor.
King’s Court at 14 freehold units on Norfolk Road competes in the D8 boutique freehold space alongside Mergui Mansions (99yr, Farrer Park 0.60km) and the broader Novena-Newton boutique cluster. The primary differentiation is school catchment: St. Margaret’s Primary at 340 metres is one of the most competitive Phase 2C positions in the D8-D11 primary school belt. For families specifically targeting the St. Margaret’s Primary ballot, Norfolk Road’s 340m proximity is a genuinely rare asset that commands a strategic premium above the standard D8 RCR boutique price.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| KING'S COURT | Freehold | — | 14 | — |
| PICCADILLY GRAND | 99 yrs lease commencing from 2021 | 2022 | 407 | $2,166 |
| CITYLIGHTS | 99 yrs lease commencing from 2004 | 2007 | 600 | $1,763 |
| CITY SQUARE RESIDENCES | Freehold | 2009 | 910 | $1,892 |
| STURDEE RESIDENCES | 99 yrs lease commencing from 2015 | — | 305 | $1,999 |
| KERRISDALE | 99 yrs lease commencing from 1998 | 2006 | 481 | $1,395 |
ShiokNest Scores
Our proprietary scoring system evaluates KING'S COURT across multiple dimensions.
What Residents Say
“Norfolk Road is one of the most discreet addresses in D8. You have St. Margaret’s Primary at the end of the road, Novena MRT at 700 metres, and the Newton Food Centre hawker within walking distance. For professionals working at Tan Tock Seng or Mount Elizabeth Novena, this corridor makes complete practical sense.”
— Novena-Newton area resident via Singapore Expats forum
“Three MRT stations on three different lines within 920 metres of Norfolk Road is genuinely unusual. Novena NSL, Farrer Park NEL, Newton NSL+DTL — it means you can reach virtually anywhere in Singapore with at most one transfer from this address.”
— D8 freehold boutique buyer via PropertyGuru community
Strengths & Weaknesses
- Novena MRT (NSL) at 700m — 8-minute walk to NSL; Orchard 1 stop south
- Three MRT stations within 1km: Novena NSL (700m), Farrer Park NEL (910m), Newton NSL+DTL (920m)
- St. Margaret's Primary at 340m — highly sought-after school ballot position
- CHIJ Our Lady Queen of Peace at 560m — mission school ballot option
- Freehold — permanent ownership in the D8 Novena-Newton corridor
- Newton Food Centre (~900m) — iconic hawker destination
- Novena medical hub (TTSH, Mount Elizabeth Novena) accessible via Novena MRT
- 14-unit boutique format — privacy and low MCST overhead
- Only 8 rental records — thin dataset; yield modelling requires comparable market research
- TOP year unconfirmed — SLA title search and physical building inspection essential
- Novena MRT at 700m is a 9-minute walk — not in the premium sub-500m tier
- Single resale at S$2.35M — thin transaction history; independent valuation required
- Tenure: freehold status requires SLA confirmation
- Unknown developer and building vintage means building quality must be verified physically
- 14 units — limited unit supply; entry opportunity depends on rare market availability
Verdict
King’s Court on Norfolk Road is a distinctive D8 RCR freehold boutique proposition: St. Margaret’s Primary at 340 metres (one of Singapore’s most competitive school ballot positions), Novena MRT at 700 metres for NSL access, three MRT stations on three lines within a 1km radius, and the Novena medical hub and Newton Food Centre within walking distance. The 8-transaction rental dataset is thin but consistent with the D8 RCR professional market at S$4,200 median.
For buyers seeking freehold D8 RCR stock with strong school catchment, multi-line MRT access (NSL, NEL, DTL within 920m), and the Novena professional-tenant base, King’s Court is a workable proposition at the right entry price. The TOP year verification and physical building inspection are essential first steps; the school catchment (St. Margaret’s Primary at 340m) is the most distinctive and objectively valuable credential for families with primary school children.