King's Lodge
Project page · Freehold
Based on 18 sales in projects within 1 km, last 24 months. Search widened 3 of 4 steps to find enough comparable sales. See the comparable sales.
No storey entered, so sales were not adjusted for height
Valued at 4,476 sqft of land, typical for King's Lodge. Houses differ widely in land and built-up area, so enter yours below for your own range.
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqft | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Landed, Coronation Road · 87 m | - | 4,293 sqft | S$9,288,800 | S$2,164 psf | ×1.000 | S$2,164 psf |
| Apr 2026 | Capitol Park · 930 m | - | 4,498 sqft | S$11,500,000 | S$2,557 psf | ×1.000 | S$2,557 psf |
| Apr 2026 | Landed, Watten Park · 607 m | - | 4,030 sqft | S$13,390,000 | S$3,323 psf | ×1.000 | S$3,323 psf |
| Mar 2026 | Princess Of Wales Park · 174 m | - | 4,237 sqft | S$13,200,000 | S$3,116 psf | ×1.018 | S$3,173 psf |
| Feb 2026 | Duchess Garden · 784 m | - | 4,336 sqft | S$10,206,888 | S$2,354 psf | ×1.018 | S$2,397 psf |
| Feb 2026 | Landed, Coronation Drive · 433 m | - | 4,778 sqft | S$13,000,000 | S$2,721 psf | ×1.018 | S$2,771 psf |
| Jan 2026 | King's Garden · 846 m | - | 4,534 sqft | S$16,650,000 | S$3,672 psf | ×1.018 | S$3,740 psf |
| Dec 2025 | Landed, Coronation Road · 87 m | - | 3,994 sqft | S$11,800,000 | S$2,954 psf | ×1.024 | S$3,025 psf |
| Nov 2025 | Duchess Garden · 784 m | - | 5,131 sqft | S$13,150,000 | S$2,563 psf | ×1.024 | S$2,625 psf |
| Nov 2025 | Landed, Coronation Drive · 433 m | - | 3,959 sqft | S$9,810,000 | S$2,478 psf | ×1.024 | S$2,538 psf |
| Oct 2025 | King's Garden · 846 m | - | 4,362 sqft | S$11,200,000 | S$2,568 psf | ×1.024 | S$2,630 psf |
| Sept 2025 | Capitol Park · 930 m | - | 4,407 sqft | S$10,000,000 | S$2,269 psf | ×0.988 | S$2,243 psf |
| Jul 2025 | Princess Of Wales Park · 174 m | - | 4,246 sqft | S$10,250,000 | S$2,414 psf | ×0.988 | S$2,386 psf |
| May 2025 | Princess Of Wales Park · 174 m | - | 4,604 sqft | S$11,660,000 | S$2,533 psf | ×1.005 | S$2,545 psf |
| May 2025 | Coronation Ville · 512 m | - | 4,923 sqft | S$13,888,000 | S$2,821 psf | ×1.005 | S$2,835 psf |
| Mar 2025 | Capitol Park · 930 m | - | 4,866 sqft | S$8,800,000 | S$1,808 psf | ×1.035 | S$1,872 psf |
| Mar 2025 | Landed, Coronation Drive · 433 m | - | 3,905 sqft | S$10,260,000 | S$2,627 psf | ×1.035 | S$2,720 psf |
| Nov 2024 | Capitol Park · 930 m | - | 4,108 sqft | S$9,850,000 | S$2,398 psf | ×1.043 | S$2,502 psf |
How accurate is this estimate for King's Lodge?
Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.
What the rent says
What this house earns against what it costs, set beside what homes like it earn.
1.89% gross yield
S$219,664 of rent a year against the estimate above · 0.01 points above flats like it
No lease here was signed at this size, so the rent comes from what the 1 leases at this project fetch per square foot, which is about S$18,305 a month at this size.
In the core central region, freehold houses yield 1.88%, from 188 projects. Too few share this home's remaining lease to measure that separately.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent leases signed here
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q4 2025 | 2000-2500 sqft | — | Terrace House | S$9,200 |
1 URA rental contracts at King's Lodge since 2025Q4, a median of S$4.09 psf a month on 415.8 sqm.
Buying or selling at S$11,594,317?
Buying: Stamp duty on S$11,594,317 · Cash and CPF needed on S$11,594,317 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$11,594,317.
Each opens with this figure filled in; change anything there.
Primary schools near 22a King's Road
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- Nanyang Primary School · 94 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Raffles Girls' Primary School (girls) · 831 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
1 to 2 km
- Singapore Chinese Girls' Primary School (girls) · 1,799 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Nov 2021 | King's Lodge · Semi-detached | 4,476 sqft | S$8,650,000 | S$1,933 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q4 2025 | King's Lodge · 2000-2500 sqft · Terrace House | S$9,200 | S$4.09 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Indicative estimate from comparable caveats. Not a formal valuation.