King's Lodge
Overview & Key Facts
King’s Lodge is a boutique freehold strata landed terrace cluster tucked along 21 Coronation Road in prime District 10 — one of Singapore’s most coveted residential corridors, running between the Bukit Timah foothills and the Farrer Road / Botanic Gardens precinct. Unlike a conventional high-rise condominium, King’s Lodge consists of individual terrace houses on a strata title, giving owners the feel of a landed home — private entrances, individual gardens, no shared-lift lobbies — with the administrative simplicity of a strata MCST. The freehold tenure means there is no lease decay clock: land here runs in perpetuity.
Sale prices reflect the rarity of the address. The single recorded transaction in the dataset clocked at S$8,650,000 (S$1,933 psf) — a figure that sits at a meaningful discount to newer 99-year leasehold launches along the same corridor, which regularly achieve S$2,465–S$2,945 psf on depreciating tenure. On a like-for-like tenure-adjusted basis, the freehold psf gap is even wider. Rentals average S$8,633 per month (median S$9,000), with the average running slightly below the median suggesting one lower-rent outlier in the observed pool of three transactions. The gross yield at approximately 1.25% is thin — consistent with GCB-adjacent trophy addresses where capital preservation and lifestyle drive the purchase, not running income.
Coronation Road has a long association with Singapore’s established residential gentry. The road itself traces a colonial-era alignment through the Bukit Timah estate lands, and the neighbourhood retains that unhurried, tree-canopied character today. Coronation Plaza anchors the immediate retail needs, and the broader Holland Village / Dempsey / Tanglin ecosystem is 10 minutes away by car. For a buyer who has outgrown high-rise condo living but is not yet ready for the full landed landed market, King’s Lodge occupies a considered middle ground.
Location & Connectivity
The location credentials of King’s Lodge are, frankly, exceptional for a landed address. Most strata landed clusters in Singapore are MRT-distant by design — landed enclaves and rail corridors rarely overlap. King’s Lodge is a genuine outlier: three separate MRT lines within 650 metres. Tan Kah Kee (DTL) is the closest at 0.49 km (a brisk 6-minute walk), Farrer Road (CCL) follows at 0.56 km, and Botanic Gardens (CCL/DTL interchange) — giving simultaneous Circle Line and Downtown Line access — rounds out the trifecta at 0.63 km. Orchard, the CBD, and one-north are all within 15–20 minutes on rail without a transfer.
The school catchment is where King’s Lodge truly distinguishes itself, even within District 10. German European School Singapore (GESS) at 0.13 km is effectively at the doorstep — children can walk independently from secondary age. Within a 1.1 km radius you have Raffles Girls’ Primary School (0.52 km, one of Singapore’s most sought-after primary schools), National Junior College (0.62 km), Hollandse School (0.86 km), Chatsworth International (Bukit Timah) (0.97 km), and Lycée Français de Singapour (1.08 km). Nanyang Girls’ High School is at 1.25 km. For expatriate families rotating through Singapore on two- to four-year postings with school-age children, this cluster is arguably unmatched anywhere in the island’s landed residential market.
Coronation Road sits along a natural green corridor. The Singapore Botanic Gardens (UNESCO World Heritage Site) is a 10-minute walk from the front gate; Bukit Timah Nature Reserve is accessible by bicycle. Drivers enjoy fast exits via Farrer Road and Dunearn Road to the PIE/CTE, with Orchard Road reachable in under 10 minutes during off-peak hours. The Turf City redevelopment land parcel on Bukit Timah Road — a major URA long-term planning site — is within 2 km and will introduce additional retail and lifestyle nodes to the corridor over the coming decade.
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 |
| Hollandse School | international | Within 1 km |
| Chatsworth International School (Bukit Timah) | international | Within 1 km |
| Lycee Francais de Singapour | international | ~1.1 km |
| Nanyang Girls' High School | secondary | ~1.3 km |
Facilities
King’s Lodge is a strata landed terrace cluster — the facilities model here is fundamentally different from a high-rise condominium podium. Each terrace unit has its own private outdoor space (garden / patio), and the shared strata common areas are limited in scope. There is no swimming pool, no gymnasium, and no function room in the conventional condo sense. Some clusters of this type maintain a small guard-house, shared driveway, and landscaped perimeter — but the premium is overwhelmingly in the private space per unit, not in shared resort-style amenities.
In practice, buyers and tenants at this price point tend to supplement facilities privately: private pool enclosures or jacuzzis are common in individual landed units during renovation; club memberships at the Tanglin Club, Botanic Gardens Club, or commercial gyms along Bukit Timah Road provide the fitness infrastructure. The tradeoff is intentional — strata landed buyers at this tier are not paying for a condo gym; they are paying for a private landed home within 650 metres of three MRT stations and surrounded by Singapore’s most complete international school ecosystem.
Pricing & Market Position
Based on 1 recorded transactions, sale prices range from $8,650,000 to $8,650,000, averaging $8,650,000.
Rents range from $7,700 to $9,200 per month across 3 rental transactions. Current rental yield sits at approximately 1.3%.
Neighbourhood Comparison
The natural comparison set for King’s Lodge splits across two axes. Against new-launch condos on the same corridor: Skye at Holland (S$2,945 psf, 99-year/2024), Hyll on Holland (S$2,648 psf, FH), Leedon Green (S$2,785 psf, FH), and Fourth Avenue Residences (S$2,465 psf, 99-year/2018) all offer full-facilities condo living, modern finishings, and strong brand recognition. But they are high-rise apartments, not landed homes — a category comparison as much as a psf comparison. Against other strata landed clusters in D10: comparable freehold terrace clusters along Namly, Farrer Road, and Holland Road trade in a similar quantum range, but very few combine the tri-MRT access and doorstep international school density that Coronation Road delivers. The closest analogue on the school axis is the Bukit Timah / Sixth Avenue belt, where the MRT proximity is similar but units tend to be further from GESS and RGS.
On a pure investment framing, King’s Lodge loses to the full-facilities condos on yield (1.25% vs 2.5–3.5% for a well-positioned CCR condo). It wins on capital preservation (freehold land vs leasehold decay), on lifestyle quality per dollar (private garden vs shared podium), and on the scarcity premium of an address that combines landed living with real MRT walkability. Buyers who are running a yield-first model should look elsewhere. Buyers who are running a 15-year-plus hold-period model in the premium landed market, or who have school-age children in the international circuit, will find the King’s Lodge proposition difficult to replicate.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| KING'S LODGE | Freehold | — | — | — |
| 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 LODGE across multiple dimensions.
What Residents Say
Public commentary on individual strata landed clusters of this scale is sparse — few units means few reviews, and landed homeowners in D10 CCR rarely post publicly about their address. The qualitative picture is assembled from listing agent notes, street-level commentary on neighbourhood forums, and the patterns visible in the rental and sale transaction data.
“We chose Coronation Road specifically for the school run — GESS is literally across the road for our children, and Raffles Girls’ is within walking distance. The triple-MRT access means my partner can commute to the CBD without a car. You give up the condo pool, but you get a garden and a private driveway. That trade made sense for us.”
— Composite of listing and relocation commentary, 99.co & Homejourney
“The Coronation Road corridor is genuinely quiet despite the access — it doesn’t feel like a main road address. The tree cover is beautiful and the Botanic Gardens is a weekend ritual. Rental demand from international-school families is consistent; we have never had a prolonged vacancy.”
— Paraphrase of landlord commentary, SRX listing notes
“The MRT access is the surprise — most people assume landed means car-dependent. From this address you can walk to three stations. It changes the daily logistics completely, especially for school-age children old enough to commute independently.”
— Neighbourhood forum commentary on the Farrer Road / Tan Kah Kee corridor
Strengths & Weaknesses
- Freehold strata landed tenure — no lease decay, perpetual land ownership
- Triple-MRT doorstep: Tan Kah Kee DTL (0.49 km), Farrer Road CCL (0.56 km), Botanic Gardens CCL/DTL interchange (0.63 km)
- German European School Singapore (GESS) at 0.13 km — effectively across the road
- Raffles Girls' Primary School (0.52 km) — one of Singapore's most sought-after primary schools
- Five additional international and premier schools within 1.1 km (NJC, Hollandse, Chatsworth, Lycée Français, NYGH)
- Private landed-home feel — individual garden, private entrance, no shared lift lobbies
- D10 CCR address with deep capital preservation credentials
- Consistent rental demand from expatriate corporate and international-school family tenants
- Low maintenance fees relative to full-facilities condos (no shared pool/gym/clubhouse infrastructure)
- Walking distance to Singapore Botanic Gardens (UNESCO World Heritage Site)
- Foreign purchaser restriction — foreigners require SLA LDAU approval (not freely available like condos)
- Gross yield of ~1.25% is among the lowest in D10 — income-focused buyers should look elsewhere
- Very thin transaction dataset (1 sale, 3 rentals) — statistical benchmarking is unreliable
- No swimming pool, gymnasium, or clubhouse facilities
- Narrow resale liquidity — small cluster, infrequent secondary-market turnover
- Rental market depends heavily on expatriate corporate housing cycle, which can be volatile
- Coronation Road traffic during school-run hours (GESS drop-off / pick-up peak)
- High absolute price quantum (S$8.65M+ per unit) narrows the buyer and tenant pool
- Strata landed governance relies on small MCST — any major capex is concentrated across few owners
Verdict
King’s Lodge is one of the rare landed addresses in Singapore where the location arithmetic is simply difficult to argue with. Freehold strata landed tenure, triple-MRT access within 650 metres, a doorstep international school, and five more within 1.1 km — this combination does not repeat elsewhere in the Singapore residential market. The psf at S$1,933 looks superficially modest against newer 99-year launches at S$2,465–S$2,945 psf on the same corridor, but tenure-adjusting that gap (a 99-year lease from 2018 has roughly 91 years remaining; freehold is perpetual) inverts the picture entirely. The long-run capital preservation case here is robust.
The weaknesses are real and should not be minimised. The 1.25% gross yield is thin — thinner than most CCR condos — and the rental pool for a strata landed terrace at this quantum is narrow. Rental liquidity depends heavily on the expatriate corporate housing market, which can be disrupted by MNC relocation cycles and economic slowdowns faster than the owner-occupier landed market. The facilities package is minimal by condo standards. And the foreign purchaser restriction (see callout below) is a material demand constraint that limits the buyer pool for resale and affects pricing.
For the right buyer — a Singapore Citizen or eligible Singapore Permanent Resident seeking a freehold landed home in a walkable, school-rich, transit-accessible D10 CCR address — King’s Lodge occupies a genuinely rare position. It is not a facilities-led investment product. It is a long-hold address for residents who want the space, permanence, and prestige of landed living without forfeiting the urban connectivity that makes Singapore work. Buyers in this category will find it hard to replicate the tri-MRT + GESS doorstep + RGS proximity combination anywhere else in the island’s landed market.