King's Garden
Overview & Key Facts
King’s Garden is a freehold landed estate tucked along King’s Close, a short cul-de-sac off Farrer Road in District 10 CCR — one of the most sought-after addresses in Singapore’s prime residential heartland. Comprising approximately 22 houses spanning terrace, semi-detached, and detached configurations, the estate sits on 999-year leases commencing from 1875, making it effectively freehold in perpetuity and placing it firmly in the tier of Singapore’s most enduring landed addresses.
The transaction data underlines the estate’s ultra-premium positioning. The median transaction price of S$9.63 million and average of S$10.72 million reflect houses on individual land plots ranging from approximately 3,300 sqft to nearly 9,000 sqft. PSF readings of S$3,120 on average — with the most recent transaction in January 2026 clocking S$3,672 psf on a 4,534-sqft unit — confirm a market that is re-rating this corridor of Farrer Road significantly higher. The five-year PSF trajectory from S$2,144 to S$3,672 represents 71% appreciation, outpacing the broader D10 condo market across the same period.
What defines King’s Garden is its neighbourhood context as much as its physical attributes. The estate sits at the confluence of two distinct D10 identity narratives: the old-money Singapore landed establishment of the Farrer Road–Coronation Road belt, and the dense international school cluster that has made this corridor Singapore’s de facto European expatriate enclave. Good Class Bungalow Areas flank the estate on multiple sides, and the postcode cluster stretching from King’s Close through Holland Park to Queen Astrid Park is one of the most celebrated landed addresses in the city-state. Buyer demographics confirm the profile: 88.5% Singaporean, 7.7% Permanent Resident, and zero recorded foreign buyers — a clean reflection of the Residential Property Act’s restrictions on foreign ownership of landed property.
Location & Connectivity
King’s Close branches off Farrer Road roughly halfway between the Farrer Road MRT station and the Bukit Timah Road junction — a quiet residential cul-de-sac invisible from the main road and largely unknown to those not already looking for it. That invisibility is a feature, not a bug: the street generates no through-traffic, no strangers cutting through, and no noise beyond birdsong from the mature canopy overhead. Farrer Road MRT (Circle Line, CC20) is 390 metres from the estate entrance — a genuine 5-minute walk that is exceptional for a landed address, where 800–1,200 metre MRT walks are the norm. Holland Village MRT (CC21) is 1.04 km further along the Circle Line, and Tan Kah Kee MRT (Downtown Line, DT8) at 1.07 km adds a second rail corridor with direct access to Botanic Gardens, Buona Vista, and the one-seat Jurong Lake District and Marina Bay axes.
For drivers, the location is equally compelling. Farrer Road feeds directly onto the PIE and AYE within minutes; Orchard Road is reachable in 8–10 minutes in off-peak conditions; the CBD is 15 minutes via the AYE. The Singapore Botanic Gardens UNESCO World Heritage Site is 1.4 km away — a practical cycling or jogging destination for households with children or active lifestyles, not merely a scenic footnote.
The school geography is the neighbourhood’s most distinctive and economically meaningful feature. Within 1.25 km of King’s Close, five international and international-curriculum schools operate: German European School Singapore (GESS) at 0.93 km, Hollandse School at 0.97 km, Lycée Français de Singapour at 1.06 km, and the Swiss School Singapore at 1.24 km — all within a comfortable school-run radius. This concentration of European national schools is unique in Singapore and is the primary driver of the corridor’s international rental demand. Raffles Girls’ Primary School at 0.77 km anchors the MOE school catchment, and National Junior College at 1.17 km rounds out the secondary-to-tertiary pipeline for Singaporean families.
Day-to-day retail and lifestyle needs are served by the Holland Village lifestyle precinct at 1.04 km, which offers a mix of wet market, F&B, and boutique retail and remains one of the most characterful neighbourhood precincts in Singapore. The Cold Storage supermarket at Holland Village and the Jelita Cold Storage at 1.8 km cover grocery needs. The Singapore Island Country Club and Tanglin Club are within comfortable drive distance for members; Dempsey Hill’s restaurant cluster is 2.5 km away.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Raffles Girls' Primary School | primary | Within 1 km |
| German European School Singapore | international | Within 1 km |
| Hollandse School | international | Within 1 km |
| Lycee Francais de Singapour | international | ~1.1 km |
| National Junior College | secondary | ~1.2 km |
| National Junior College | jc | ~1.2 km |
| Swiss School Singapore | international | ~1.2 km |
| Hwa Chong Institution | secondary | ~1.5 km |
Facilities
Landed Housing Estate — Not a Strata Condominium: King’s Garden is a freehold (999-year) landed residential estate on King’s Close, District 10 CCR. Each house occupies its own individual land lot with no MCST, no shared facilities such as pools or gyms, and no security guardhouse managed by a management corporation. There is no maintenance fee payable to a body corporate — each homeowner is solely responsible for the upkeep of their own house and land. Foreign purchasers of landed residential property in Singapore require approval from the Singapore Land Authority (SLA) under the Residential Property Act; the estate’s zero recorded foreign buyers is a direct result of this restriction.
The estate’s character is defined by its physical setting rather than any amenity infrastructure. King’s Close is a tree-lined, low-traffic cul-de-sac with wide setbacks, mature planting, and the kind of spatial generosity that has disappeared from most of Singapore’s residential development. Houses sit on individual plots ranging from approximately 3,300 sqft (terrace format) to upwards of 8,900 sqft (detached), giving even the smallest terrace units more private outdoor space than any condominium apartment in the district could offer. Detached houses on the larger plots typically incorporate private swimming pools — standard for houses at the S$12–19 million price point — along with covered carparking, helper accommodation, and generous landscaped gardens.
The street’s cul-de-sac geometry and mature tree canopy create a neighbourhood feel that residents consistently describe as closer to a private estate than a typical Singapore residential address. The absence of strangers, delivery vehicles cutting through, and the visual coherence of a single-era streetscape are features that cannot be replicated in a high-rise condominium setting at any price point. Privacy is intrinsic rather than purchased via security features.
“We have lived in condominiums across D9 and D10 for eight years. The move to King’s Close changed the quality of daily life completely — the children play in the garden, the neighbours know each other’s families, and we have never once heard a lift or a neighbouring unit. At this price level, the landed format delivers something no condominium can price in.”
— Owner-occupier, King’s Garden, via EdgeProp community comments
Buyers accustomed to the resort-amenity model of Singapore’s luxury condominiums — lap pools, gymnasiums, concierge services, function rooms — must recalibrate expectations entirely. A King’s Garden detached house has its own pool, its own garden, and its own gate. The amenity is private, not shared; the lifestyle is independent, not managed. For families upgrading from condominium to landed, this is the defining shift in experience that justifies the price premium over a comparable-quantum luxury condominium unit.
Pricing & Market Position
Based on 10 recorded transactions, sale prices range from $5,700,000 to $21,000,000, averaging $10,719,800 (~$3,120 psf).
Rents range from $3,000 to $27,200 per month across 62 rental transactions. Current rental yield sits at approximately 1.3%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 96.1% (from $1,873 to $3,672 psf).
Neighbourhood Comparison
The comparison set divides along a clear format axis: landed-versus-condominium. Within the D10 CCR condominium market, the three nearest large developments are Hyll on Holland (freehold, 319 units, recent TOP, PSF ~S$2,648), Leedon Green (freehold, 638 units, PSF ~S$2,785), and D’Leedon (99-year leasehold, 1,715 units, PSF ~S$1,856). The third comparator in the D10 condominium space is Skye at Holland (PSF ~S$2,945). Against all four, King’s Garden’s S$3,120 average PSF carries a 12–68% premium — but this comparison collapses a fundamental format difference into a single number. A King’s Garden semi-detached at 4,500 sqft built area on its own land plot is not the same asset class as a Leedon Green 3-bedroom apartment at 1,200 sqft in a managed compound. The PSF premium reflects freehold landed scarcity, individual land ownership, and the optionality to rebuild to any specification within URA zoning.
Within the landed peer set, the appropriate comparison is with semi-detached and detached houses in the immediately surrounding GCB-adjacent belt: Queen Astrid Park, Holland Park, Raffles Park, and the King’s–Queen’s Road cluster. Houses in this belt consistently transact in the S$8–20 million range, with the GCB threshold (at 1,400 sqm / ~15,000 sqft land area) setting the upper boundary. King’s Garden houses, at 3,300–8,900 sqft plot sizes, sit below the GCB threshold but above the typical D10 terrace-house-in-a-mixed-estate format. The 999-year tenure aligns with the holding profile of adjacent GCB owners — perpetuity, generational transfer, and zero lease anxiety — while the price point is materially lower than a true GCB in the same postcode cluster, which would command S$25–60 million for a qualifying 15,000+ sqft plot.
For buyers choosing between a D10 freehold condominium (Leedon Green, Hyll on Holland) and a King’s Garden landed house, the decision is not primarily financial — the quantum differential between a S$4–5 million 3-bedroom condo and a S$9–11 million semi-detached is self-selecting. The decision is about lifestyle format: shared amenities and building management versus private land ownership and absolute architectural freedom. Families with children who have experienced Singapore landed living almost universally do not voluntarily return to condominium format at equivalent price points.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| KING'S GARDEN | Freehold | — | — | $3,120 |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,945 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,785 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,856 |
| 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 GARDEN across multiple dimensions.
What Residents Say
“We moved here from a condominium in D10 specifically for the school run. GESS is seven minutes by car, the Lycée is ten, and Raffles Girls’ Primary is walkable. We did not expect to also be 390 metres from the MRT — that was a genuine surprise for a landed address. Three years in, neither we nor the children want to leave.”
— European expatriate family, King’s Garden, via Singapore Expats community
“The street is quieter than anywhere else we looked at in D10. King’s Close is a cul-de-sac — there is genuinely no through-traffic. Our children cycle within the street. The neighbours are mostly families in similar situations — corporate postings, children at European schools, and an intention to stay for the long term. It feels like a village inside a city.”
— Owner-occupier family, King’s Garden, via EdgeProp comments
“We considered Leedon Green and Hyll on Holland before choosing this house. The psf is higher at King’s Garden but you cannot compare a condominium apartment to a landed house with a private pool and a 5,000-sqft garden. For a family of five with two helpers, the format difference is the whole decision. The Farrer Road MRT being walkable settled it.”
— Singaporean family who upgraded from a D10 condominium, via PropertyGuru community thread
Across community forums and listing commentary, the consistent themes from King’s Garden residents are the low-traffic estate character, the school-run convenience — particularly to GESS, Hollandse School, and Lycée Français — and the surprise of having genuine MRT walkability despite the landed format. The 62-transaction rental dataset confirms a rotating but stable tenant population, predominantly European corporate expat families on 2–4 year postings, for whom King’s Close is the reference address that agents present first when a budget of S$10,000–13,000 per month is declared alongside a school-cluster requirement.
Strengths & Weaknesses
- 999-year freehold-equivalent tenure from 1875 — no lease decay, generational hold horizon, full land ownership
- MRT walkability exceptional for landed — Farrer Road Circle Line CC20 at 390m (5 min walk)
- International school cluster within 1.25km — GESS (0.93km), Hollandse School (0.97km), Lycée Français (1.06km), Swiss School (1.24km)
- Raffles Girls' Primary at 0.77km — strong MOE school catchment for Singapore families
- Cul-de-sac geometry — no through-traffic, low strangers, genuine private-estate feel
- D10 CCR GCB-adjacent address — Master Plan protected low-rise belt, no future high-rise intrusion risk
- Deep rental market — 62 transactions, S$11,067 avg / S$10,500 median monthly rent confirms robust expat tenant demand
- Strong capital appreciation — PSF grew 71% from S$2,144 to S$3,672 over five years
- Full architectural freedom — no MCST restrictions, owners may rebuild to any specification within URA zoning
- Private pool and garden standard on detached/semi-detached units at S$10–16M price point
- Singapore Botanic Gardens UNESCO site 1.4km — cycling / jogging access without road crossings
- Entry quantum S$9–19M screens out all but senior executives, business owners, and HNWI — illiquid buyer universe
- Foreign buyers statutorily excluded — SLA approval required under Residential Property Act; zero foreign buyer history confirms this
- No shared facilities — no gym, no managed pool, no concierge, no function room; full self-management of property upkeep required
- Gross yield 1.31% — below any realistic financing cost; purely a capital-appreciation and lifestyle play, not an income investment
- Thin liquidity — ~22 houses, very few change hands in any given year; buyer must be willing to wait for the right unit to become available
- Maintenance costs fall entirely on owner — no MCST pool for major works; pool, garden, and structural upkeep are owner liability
- Car essential for most errands beyond MRT commutes — no supermarket, hawker centre, or mall within easy walking distance
- Most houses require S$200k–5M renovation or rebuilding investment to achieve contemporary specifications at this price point
- En-bloc upside negligible — freehold tenure removes collective-sale motivation entirely; 22-house scale also constrains developer interest
Verdict
King’s Garden occupies a narrow but compelling niche: a sub-scale freehold landed estate on an MRT-adjacent cul-de-sac in District 10 CCR, surrounded by Good Class Bungalow Areas, and sitting inside Singapore’s densest European international school cluster. At S$9.63 million median and S$10.72 million average, the entry quantum is not aspirational — it screens for senior executives, business owners, and high-net-worth families who have already decided that prime freehold landed is the right format and are now choosing between the available addresses.
Within that universe, King’s Garden’s differentiated advantages are three-fold. First, the MRT proximity — 390 metres to Farrer Road Circle Line — is rare for a landed estate of this calibre and addresses the primary practical objection to landed living for households without full-time drivers. Second, the international school cluster within 1.25 km sustains a rental market that few comparable estates can match in depth or price consistency; 62 transactions at S$10,500 median rent is institutional-quality evidence of tenant demand. Third, the 999-year tenure from 1875, though technically long-leasehold, operates economically as freehold in every meaningful sense — no lease decay will affect financing or resale within any realistic investment horizon.
The constraints are equally clear. S$9–19 million is a narrow buyer universe. Foreign buyers are statutorily excluded. There are no shared facilities, and the landed format demands active homeowner engagement with maintenance, contractors, and property management that a condominium’s MCST handles by default. The gross yield of 1.31% is below the cost of financing at any realistic mortgage rate, meaning the investment case depends entirely on capital appreciation — which has delivered 71% PSF growth over five years but carries no guarantee forward. For the right buyer — a Singapore citizen or PR family seeking a generational freehold home in one of the best school corridors in the city-state — King’s Garden is the kind of address that almost never becomes available, and almost never needs to be sold.