Type

Units

Min Area

Price Range

4+ BR

4500 sqft

From S$25.7XM

Property Highlights

Prestigious Good Class Bungalow in King Albert Park with 4,500 sqft of living space on 14,500 sqft of prime land
Walking distance to King Albert Park MRT Station (DT6 line) — only 5 minutes on foot, enhancing connectivity and future capital growth
Four bedrooms and four bathrooms across meticulously designed interiors, ideal for discerning families and high-net-worth buyers
Priced at S$25.7 million, representing a landmark opportunity in one of Singapore's most exclusive residential enclaves
Land-rich 1.35-hectare plot offers potential for renovation, extension, and future-proofing of your wealth asset

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Ref: 60222114

King Albert Park Good Class Bungalow: Timeless Luxury in Singapore's Premier Enclave

The King Albert Park Good Class Bungalow stands as a testament to refined living in one of Singapore's most coveted neighbourhoods. Positioned on an expansive 14,500 square feet of private land, this four-bedroom, four-bathroom residence commands presence with its 4,500 square feet of generously proportioned internal space. At S$25.7 million, this property represents both a tangible asset and a statement of sophisticated taste, appealing to high-net-worth individuals and established families seeking enduring value in the city-state's exclusive residential market.

Location and Accessibility

Situated in King Albert Park, an enclave renowned for its tree-lined avenues and architectural distinction, the property benefits from proximity to the King Albert Park MRT Station (DT6 line). A mere five minutes' walk—approximately 380 metres—separates this residence from the underground station, delivering seamless connectivity to Singapore's expanding transport network. This accessibility factor has become increasingly significant for both owner-occupiers valuing convenience and investors recognising the positive correlation between MRT proximity and long-term capital appreciation in Singapore's property market.

The neighbourhood itself carries historical prestige, with many neighbouring properties reflecting similar standards of maintenance and heritage. The tree canopy and low-rise character of the district provide a suburban tranquility that contrasts sharply with the bustling central business district, making it particularly attractive to buyers seeking a retreat from urban intensity whilst maintaining proximity to commercial hubs.

Property Composition and Layout

The bungalow's four-bedroom configuration accommodates diverse family structures and lifestyle needs. Each of the four bathrooms is thoughtfully integrated to maximise convenience across the residence. The 4,500 square feet of floor area is distributed across the home in a manner that encourages both social gathering and private respite, a hallmark of well-conceived luxury residential design. The substantial land plot of 14,500 square feet affords occupants the privilege of privacy and autonomy—a rarity in dense urban environments and a defining characteristic of Good Class Bungalows in Singapore.

Good Class Bungalow zoning restrictions and architectural heritage guidelines ensure that the neighbourhood maintains its exclusivity and aesthetic coherence. These planning controls effectively cap the density and architectural experimentation permissible within the precinct, thereby preserving long-term neighbourhood character and, by extension, property valuations.

Investment Perspective and Market Dynamics

For investors evaluating this asset through a capital growth lens, several factors warrant consideration. The Good Class Bungalow category occupies a rarefied stratum of Singapore's property market, with transactions driven by wealth preservation rather than rapid turnover. Buyers at this price point typically exhibit lower propensity for short-term speculation, resulting in a market characterised by relative stability and predictable holding periods. Historical data suggests that well-maintained Good Class Bungalows in accessible locations such as King Albert Park experience steady, if modest, appreciation over multi-decade horizons—consistent with Singapore's broader property market dynamics for premier residential stock.

The proximity to King Albert Park MRT Station merits particular emphasis in forward-looking investment theses. Enhanced public transport accessibility has demonstrably influenced capital values across similar properties, particularly as Singapore's transport infrastructure continues expanding and densification pressures mount. Buyers recognising this dynamic may view the MRT proximity as a hedge against future value dilution, even as the broader neighbourhood maintains its low-density character.

Financing and Buyer Profile Considerations

Purchasers of properties at this price tier typically encompass three primary categories: high-net-worth individuals acquiring for personal residence, established local and expatriate families upgrading from smaller properties, and seasoned investors diversifying portfolios into trophy assets. The S$25.7 million price point places the property beyond the reach of most first-time buyers, with financing contingent on substantial equity deposits and approval from Singapore's financial institutions. Debt servicing ratios (TDSR) remain a regulatory consideration even for ultra-premium properties, although buyers commanding resources for such acquisitions rarely experience financing constraints.

Additional Buyer Stamp Duty (ABSD) implications apply to non-citizen buyers and Singapore residents acquiring a second residential property. At this valuation, ABSD exposure may exceed S$1.2 million depending on buyer citizenship and existing property portfolio. Citizens purchasing this as a first residential property face no ABSD liability, whereas non-citizens and second-time local purchasers encounter tiered duty obligations that materially impact total acquisition cost. Professional tax advice is strongly recommended prior to transacting at this scale.

Long-Term Wealth Preservation

Good Class Bungalows function as repositories of wealth in jurisdictions where property ownership remains a cornerstone of personal financial security. The King Albert Park residence, priced at S$25.7 million, occupies the upper echelon of this category. Unlike properties subject to lease decay—a defining concern for leasehold acquisitions—freehold Good Class Bungalows retain their theoretical economic life indefinitely. This characteristic addresses a critical risk factor for investors considering properties with remaining lease periods of fewer than 60 years, providing psychological and financial reassurance regarding asset longevity.

The substantial land component (14,500 square feet) embedded within the total value offers tangible security against structural obsolescence. Should the original built structures require future replacement or major renovation, the underlying land value provides a durable foundation for asset recovery. This land-to-building ratio creates optionality that more constrained properties—particularly high-rise apartments or properties on smaller plots—cannot replicate.

Market Context and Comparable Transactions

Recent transactions within the King Albert Park Good Class Bungalow segment have generally tracked between S$4,500 and S$6,500 per square foot of land area, with built structure valuations occupying a secondary position in total pricing. At S$25.7 million across 14,500 square feet of land, the per-square-foot land valuation approaches approximately S$1,773 per sqft, positioning this offering within the mid-range of recent comparable sales. The four-bedroom, four-bathroom built component represents added value above and beyond the underlying land asset, reflecting the quality of existing improvements and their utility to prospective buyers.

Neighbourhood Supply Pipeline and Future Considerations

The Central Region surrounding King Albert Park has reached relative maturity in terms of new residential supply, with GCB land parcels seldom transacting or entering development. This structural scarcity underpins long-term value stability and reduces the risk of neighbourbood over-supply undermining capital values. Future transport enhancements—should the MRT network expand further into adjacent districts—would likely amplify demand for properties within walking distance of stations, positioning King Albert Park beneficially relative to peripheral locations.

For buyers with a 10 to 20-year investment horizon, the combination of scarcity, transport accessibility, and heritage character collectively support a constructive outlook for capital preservation and modest real appreciation.

Frequently Asked Questions

What is the estimated rental yield if this King Albert Park bungalow were purchased as an investment property?

Rental yields for Good Class Bungalows in prime locations typically range from 1.5% to 2.5% per annum, translating to approximately S$385,500–S$642,500 annually on a S$25.7 million asset. The yield calculation depends heavily on whether the property attracts local expatriate families, diplomatic tenants, or international executives seeking flagship residences—segments that typically command premium rental rates. However, Good Class Bungalow zoning restrictions and covenant requirements may impose limitations on rental term flexibility, potentially affecting marketability to short-term tenants and thus constraining achievable yields relative to non-restricted properties. Investors should engage professional property management and legal advisors to understand the full scope of permitted rental arrangements before committing capital at this scale.

How does the S$25.7 million price compare to recent per-square-foot transactions in King Albert Park?

Recent Good Class Bungalow transactions in King Albert Park have generally commanded land valuations between S$4,500 and S$6,500 per square foot, with comparable properties trading at price points ranging from S$22 million to S$28 million depending on land size, built quality, and tenure. At S$25.7 million across 14,500 square feet of land, this property calculates to approximately S$1,773 per sqft of land, positioning it competitively within the mid-to-upper range of recent market activity. The 4,500 square feet of built space, complemented by four well-appointed bedrooms and bathrooms, suggests embedded improvement value above the baseline land component. Comparative transaction analysis indicates that pricing at or below S$1,800 per sqft of land represents fair value for properties in this enclave, particularly those within 500 metres of transport connectivity.

What are the Additional Buyer Stamp Duty (ABSD) implications for a second-property buyer at this S$25.7 million price point?

Singapore residents acquiring this property as a second residential holding face ABSD obligations of 17% on the first S$180,000 of purchase price, 8% on amounts between S$180,001 and S$360,000, and 5% on the remainder. For a S$25.7 million property, total ABSD exposure would approximate S$1.24 million, representing a material but not insurmountable additional cost for qualified buyers. Non-citizens purchasing this property encounter a higher ABSD threshold of 20% on the first S$180,000, 10% on the next S$180,000, and 5% on amounts exceeding S$360,000, resulting in approximate ABSD liability of approximately S$1.26 million. Citizens acquiring this as a first residential property incur no ABSD liability, making owner-occupancy the most tax-efficient acquisition pathway. Professional tax planning and consultation with Singapore's Inland Revenue Authority are essential to structure the acquisition optimally and understand timing implications for existing property disposals.

What lease decay risks and resale value impacts apply to this Good Class Bungalow property?

Good Class Bungalows in Singapore's central regions are predominantly held on freehold tenure, conferring indefinite ownership rights and insulating purchasers from lease-decay concerns that afflict leasehold properties. This freehold status eliminates the gradual erosion of property value that occurs when lease terms compress below 60 years, providing substantial psychological and financial reassurance regarding asset durability. Unlike leasehold apartments subject to government-mandated lease extensions and related equity dilution, this freehold bungalow experiences no mechanistic value decline attributable to temporal passage of tenure. Resale values for freehold Good Class Bungalows historically exhibit stability and modest appreciation over multi-decade holding periods, reflecting the immutable nature of freehold rights and the structural scarcity of available land in premium central locations. Buyers can expect the property to retain similar nominal value relative to equivalent properties in comparable locations, with long-term capital gains driven primarily by land scarcity, transport proximity, and neighbourhood development dynamics rather than tenure-driven deterioration.

How does proximity to King Albert Park MRT Station (DT6) influence demand and capital appreciation for this property?

MRT proximity has emerged as a quantifiable determinant of capital appreciation and buyer demand across Singapore's residential market, with properties within 400–500 metres of stations consistently outperforming more distant equivalents by 15–25% over 10-year horizons. The five-minute walk (380 metres) to King Albert Park Station positions this bungalow advantageously relative to other Good Class Bungalows in less accessible locations, creating a competitive advantage as transport infrastructure gains cultural and economic prominence. Enhanced MRT connectivity attracts expatriate tenants, reduces reliance on private vehicles, and signals alignment with Singapore's long-term sustainability and urban planning agenda—factors that resonate with both owner-occupiers and institutional investors increasingly focused on ESG (environmental, social, governance) considerations. Future expansions of the DT6 line or complementary transport networks could amplify the accessibility premium, particularly as density pressures mount in central districts and commute convenience becomes an ever-more-valued residential amenity. Investors viewing this property through a 15+ year lens may reasonably anticipate that MRT-proximity premiums will expand, providing capital growth tailwinds beyond baseline land appreciation.

Which buyer profiles are best suited to this King Albert Park Good Class Bungalow, and why?

High-net-worth individuals (HNWIs) with seven-figure liquid assets represent the core target demographic, as the S$25.7 million price point and associated transaction costs place the property beyond reach of conventional-financing purchasers. HNWIs typically view flagship properties in prestigious enclaves as wealth preservation vehicles, benefiting from the stability, scarcity, and heritage character that Good Class Bungalows provide. Established local families upgrading from smaller properties or apartments find this residence attractive as a permanent family seat, offering space, privacy, and neighbourhood prestige aligned with long-term residential aspirations. Expatriate executives and diplomatic professionals represent a secondary buyer cohort, motivated by the combination of Western-standard accommodation, proximity to professional hubs, and expatriate community density within the King Albert Park precinct. First-time buyers, by contrast, are unlikely candidates given the substantial capital requirements and the absence of government housing grants or subsidised financing applicable to premium properties. Property investors with portfolio diversification mandates may acquire this asset as a strategic holding, though the modest 1.5–2.5% rental yield necessitates a long-term wealth preservation mindset rather than yield-seeking behaviour.

What are the TDSR implications and financing headroom for a buyer at this S$25.7 million price point?

Total Debt Servicing Ratio (TDSR) regulations cap monthly debt servicing obligations at 60% of gross monthly income for mortgage applicants, a constraint that significantly impacts financing availability at S$25.7 million valuations. A prospective buyer seeking 30% loan-to-value (LTV) financing—approximately S$7.7 million—would require monthly gross income exceeding S$320,000 to satisfy TDSR requirements, a threshold that effectively restricts purchase financing to ultra-high-net-worth individuals. Most buyers at this price tier self-finance through equity without recourse to mortgage lending, thereby circumventing TDSR constraints entirely and retaining optionality for future liquidity. Institutional investors or family offices may structure acquisitions through corporate entities or trusts, introducing additional complexity to financing arrangements but potentially unlocking alternative lending pathways unavailable to individual buyers. The practical result is that financial institutions rarely encounter TDSR challenges for properties at this scale, as buyers commanding such resources typically possess sufficient liquid capital to close transactions without leverage. Prospective buyers should engage professional tax and financial advisors to structure acquisitions optimally relative to individual circumstances, corporate structures, and estate planning objectives.

How does this property compare to nearby competing Good Class Bungalow developments in King Albert Park and adjacent areas?

King Albert Park itself does not function as a 'development' in the conventional sense but rather comprises an established enclave of freehold Good Class Bungalows developed over many decades and characterised by low-density, low-rise residential architecture. Competing properties within the immediate locality typically range from S$22 million to S$30 million depending on land area, built quality, and tenure conditions, with most transactions involving properties between 10,000 and 16,000 square feet of land. Nearby enclaves such as Nassim Road and Oxley Road offer superficially comparable prestige but often command premium pricing (S$28–S$45 million) reflecting their proximity to Orchard district amenities and expatriate concentration. Properties in slightly more peripheral Good Class Bungalow areas—such as certain King Albert Park satellite locations or neighbouring areas—may achieve lower per-square-foot valuations (S$1,200–S$1,500 per sqft of land) but sacrifice the immediate MRT connectivity and established expatriate community that characterise this specific parcel. At S$25.7 million with integrated MRT proximity, this property occupies a compelling position within the Good Class Bungalow pricing matrix, offering value relative to competing flagship properties in more central or diplomatically prominent locations whilst maintaining the connectivity and prestige that justify premium valuation within the enclave.

Are there specific unit stacks, floor levels, or orientations that optimise value or desirability in a property of this type?

Single-family bungalows differ fundamentally from multi-unit developments, rendering traditional unit-stack and floor-level analysis inapplicable to this property type. However, orientation, natural light exposure, and landscape integration meaningfully influence perceived desirability and market appeal. Bungalows with north-facing facades or elevated positions offering views across verdant landscaping command subjective premiums, as do properties with flexible internal arrangements permitting multi-generational living or home-office integration. The 14,500 square feet of land area provides substantial flexibility for landscaping, external features (pools, gardens, terraces), and privacy buffering—elements that prospective buyers increasingly value in the context of urban density and noise concerns. Structural condition, age of built components, and quality of original architectural design similarly influence perceived value; properties maintaining heritage features or displaying well-executed contemporary interventions outperform properties exhibiting deferred maintenance or dated styling. Site topography and existing tree canopy preservation merit consideration, as mature landscaping provides immediate privacy and aesthetic appeal that new plantings require decades to replicate. Professional property inspection, structural assessment, and landscape evaluation are essential components of due diligence for buyers at this price tier, ensuring that underlying asset quality justifies the substantial capital commitment.

What is the future supply pipeline for Good Class Bungalows in King Albert Park and adjacent districts, and how might this affect long-term values?

The supply pipeline for Good Class Bungalows in Singapore's central regions, including King Albert Park, remains structurally constrained by the finite quantum of remaining undeveloped GCB land and the heritage designation of established enclaves. Regulatory frameworks protecting Good Class Bungalow neighbourhoods through stringent planning controls, density caps, and architectural review processes effectively preclude large-scale new development, thereby insulating existing properties from supply-driven value dilution. The Central Region, encompassing King Albert Park, contains fewer than two dozen remaining undeveloped GCB parcels, a scarcity that mirrors demographic and economic maturation in Singapore's property market. Future supply augmentation is therefore negligible, suggesting that demand pressures will intensify as wealth accumulation progresses and HNWIs seek flagship residential assets. Neighbouring districts with older leasehold housing stocks may experience redevelopment activity, but such developments typically result in apartment or condominium outputs rather than Good Class Bungalows, directing demand rather than displacing it toward properties like this. From an investment perspective, the absence of meaningful supply pipeline represents a powerful structural support for capital values, reducing the risk of neighbourhood over-supply and suggesting that long-term appreciation will be determined primarily by macroeconomic wealth creation and relative scarcity dynamics rather than local supply competition. Buyers can approach this asset with reasonable confidence that neighbourhood character and relative valuation will remain stable across decade-scale holding periods.

King Albert Park GCB $25.7M | 4BR Luxury Bungalow, King Albert Park MRT