King's Mansion For Sale: Complete District 15 Buying Guide

King's Mansion stands as one of District 15's most sought-after freehold developments, offering discerning buyers a rare combination of prime East Coast location, established community, and strong investment potential. Whether you're a first-time buyer, upgrader, or investor, this comprehensive guide will help you understand why King's Mansion continues to attract serious property purchasers in Singapore's competitive real estate market.

At Homejourney, we believe every buyer deserves access to verified, transparent information to make confident property decisions. This guide synthesizes current market data, transaction history, and practical buying insights to establish King's Mansion's true value proposition in the 2026 market.

Table of Contents

• King's Mansion Overview & Market Position
• Available Units for Sale in 2026
• Why Buy at King's Mansion
• Current Price Analysis & Market Trends
• Location Advantages & Connectivity
• Financing Your Purchase
• The Buying Process Explained
• Investment Potential & Rental Yields
• Frequently Asked Questions
• Your Next Steps on Homejourney

King's Mansion Overview & Market Position

King's Mansion is a freehold condominium development completed in 1982 by the reputable Hong Leong Holdings, comprising 196 units across three distinct buildings in Singapore's most coveted East Coast district.[1][2] Located along Tanjong Katong Road in Marine Parade (District 15), this development has maintained its prestige for over four decades, making it one of the area's most recognizable residential addresses.

The development spans a substantial 16,419 square meters of land with a gross floor area of 45,974 square meters, providing generous living spaces that appeal to families and investors alike.[2] The three-building configuration—437 Tanjong Katong Road (102 units), 20 Amber Road (28 units), and 12 Amber Gardens (66 units)—offers varied location preferences within the same prestigious development, each with distinct advantages.[1]

What distinguishes King's Mansion in today's market is its freehold tenure, a significant advantage in Singapore's property landscape where most new developments come with 99-year leasehold terms.[1][2] For buyers prioritizing long-term wealth preservation and avoiding lease decay concerns, this freehold status represents exceptional value that becomes increasingly rare in prime locations.

The development's enduring appeal stems from its perfect positioning: close enough to the vibrant East Coast lifestyle, yet removed from the intensity of urban centers. Residents enjoy established infrastructure, mature landscaping, and a stable community that has evolved organically over decades.

Developer Reputation & Track Record

Hong Leong Holdings, the developer behind King's Mansion, is one of Singapore's most established property developers with a strong track record spanning multiple decades. The company's commitment to quality construction and maintenance is evident in King's Mansion's continued desirability and stable property values. When purchasing at King's Mansion, you're investing in a development backed by a developer with proven expertise in creating lasting residential communities.

Available Units for Sale in 2026

King's Mansion offers diverse unit configurations ranging from 3-bedroom to 4-bedroom and 5-bathroom units, accommodating various family sizes and lifestyle preferences.[2] The development's unit mix provides flexibility for different buyer profiles, from growing families to multi-generational households.

Unit Types & Typical Configurations

Based on current market data, King's Mansion units typically fall into these categories:

• 3-Bedroom, 3-Bathroom Units: Approximately 1,600-1,700 square feet, ideal for young families or downsizers seeking comfortable living without excessive space.[4]
• 4-Bedroom, 4-Bathroom Units: Approximately 2,700-2,800 square feet, perfect for established families requiring dedicated spaces for home offices, guest rooms, or hobbies.[2][4]
• 4-Bedroom, 5-Bathroom Units: Premium configurations offering maximum flexibility and luxury finishes for discerning buyers.[2]

Each unit type is designed with practical layouts that maximize natural light and ventilation—critical considerations in Singapore's tropical climate. The generous bathroom allocations across unit types reflect the development's premium positioning and family-focused design philosophy.

Current Price Range (2026)

King's Mansion units currently trade at approximately S$2,046 to S$2,231 per square foot, translating to absolute prices that vary significantly based on unit size, floor level, and specific location within the development.[1] For reference:

• 3-Bedroom Units: Typically priced between S$3.3 million to S$3.8 million depending on condition and view
• 4-Bedroom Units: Generally ranging from S$5.5 million to S$6.5 million for well-maintained units
• Premium Units: Penthouse or corner units with exceptional views command premium pricing above these ranges

These price points reflect King's Mansion's positioning as a premium freehold development in one of Singapore's most desirable districts. While not the cheapest option in District 15, the freehold tenure and established location justify the investment for buyers prioritizing long-term value.

Browse Available Units on Homejourney

To view all current units for sale at King's Mansion with detailed photos, floor plans, and verified pricing, visit our King's Mansion For Sale listings page. Our platform provides real-time updates on available properties, helping you identify opportunities before they're snapped up by other buyers.

Why Buy at King's Mansion

Freehold Tenure Advantage

In a market dominated by 99-year leasehold developments, King's Mansion's freehold status is a significant competitive advantage.[1][2] Freehold ownership means you own the property in perpetuity without concerns about lease decay affecting property value. This is particularly valuable for buyers planning multi-generational ownership or seeking maximum long-term appreciation potential.

As leasehold properties age and their remaining lease term decreases, they typically experience value compression in the final decades. Freehold properties, by contrast, maintain value stability regardless of time elapsed. For buyers with a 20+ year investment horizon, this distinction becomes increasingly important.

Established Community & Proven Stability

King's Mansion has maintained its reputation and desirability for over 40 years—a testament to its fundamental appeal and quality construction. Unlike new developments with uncertain track records, purchasing at King's Mansion means joining an established community with proven staying power.

The development's longevity demonstrates that the location, design, and community dynamics have stood the test of time. Residents benefit from mature landscaping, well-maintained common areas, and a stable resident community that has organically formed over decades.

Comprehensive Facilities & Amenities

King's Mansion residents enjoy an impressive array of facilities that enhance lifestyle quality:

• Olympic-sized swimming pool for recreation and fitness
• Fully-equipped gymnasium for health-conscious residents
• Tennis courts for sports enthusiasts
• Badminton hall for recreational play
• Multi-purpose hall for community events and gatherings
• Barbeque area for entertaining family and friends
• Playground for children's recreation
• 24-hour security system ensuring resident safety

These facilities create a complete lifestyle ecosystem, reducing the need to venture outside the development for recreation and wellness activities. The multi-purpose hall particularly appeals to residents who frequently host gatherings or community events.

Exceptional Accessibility & Connectivity

King's Mansion's location provides extremely high accessibility with numerous bus stops within close proximity, making it ideal for residents who rely on public transportation.[1] The development's strategic positioning ensures convenient access to shopping, dining, and entertainment options without requiring a car for daily activities.

Current Price Analysis & Market Trends

Transaction History & Price Movements

Recent transaction data provides valuable insights into King's Mansion's market performance. Looking at resale transactions at 437 Tanjong Katong Road (the largest building with 102 units), we observe the following price trajectory:

This data reveals a consistent upward trend in King's Mansion prices over the past 18+ months, with appreciation averaging 5-8% annually.[3] The consistency of this appreciation, even amid broader market fluctuations, underscores the development's fundamental strength and desirability.

Price Per Square Foot Analysis

The current PSF range of S$2,046 to S$2,231 positions King's Mansion competitively within District 15.[1][2] This pricing reflects:

• Freehold tenure premium: The ability to own in perpetuity commands a price premium versus 99-year leasehold alternatives
• Location value: Prime East Coast positioning with excellent connectivity justifies premium pricing
• Age factor: While completed in 1982, the development's maintained condition and quality construction support current pricing
• Facility quality: Comprehensive amenities and well-maintained common areas add tangible value

Compared to newer District 15 developments with 99-year leases, King's Mansion's freehold status often provides better long-term value despite potentially higher initial PSF pricing.

Rental Market Data

For investors considering King's Mansion, recent rental transactions provide important yield indicators. 3-bedroom units have been renting at S$3,400 to S$6,800 monthly depending on condition and specific location, while 4-bedroom units command S$7,800 to S$8,300 monthly.[4] These rental rates translate to gross yields of approximately 2.8-3.5% for 3-bedroom units and 2.5-3.0% for 4-bedroom units, depending on purchase price.

For detailed price trends and transaction history, explore our King's Mansion price trends and market analysis page on Homejourney, which provides comprehensive historical data and market insights.

Location Advantages & Connectivity

MRT Connectivity & Public Transport

King's Mansion benefits from excellent connectivity through multiple MRT stations. The nearest stations are:

• Amber MRT Station (TE25): Approximately 5-7 minutes walk, providing Circle Line access
• Marine Parade MRT Station (TE26): Approximately 10-12 minutes walk, also on the Circle Line
• Tanjong Katong MRT Station: Approximately 110 meters away, ensuring convenient access to the Circle Line network

The Circle Line connection is particularly valuable, providing direct access to major employment centers in the CBD via Dhoby Ghaut, Orchard, and Marina Bay stations. The development's extremely high accessibility includes numerous bus stops within close proximity, with multiple bus services connecting to shopping centers, schools, and other key destinations.[1]

District 15 Strategic Position

King's Mansion is located within District 15, which encompasses Tanjong Rhu, Meyer, Marine Parade, Katong, Amber Road, Joo Chiat, and the East Coast area.[2] This district is characterized by:

• Large proportion of land zoned for residential development, ensuring stable property values
• Mature, established neighborhoods with strong community infrastructure
• Excellent connectivity via Circle Line and East-West Line (via Paya Lebar, Eunos, and Aljunied stations)
• Proximity to East Coast Park—Singapore's largest coastal park offering recreation, dining, and lifestyle amenities

District 15's balanced mix of established residential areas, commercial convenience, and recreational opportunities makes it consistently attractive to buyers across all demographics.

Nearby Schools & Educational Institutions

King's Mansion's location offers excellent access to quality educational institutions:

• Tanjong Katong Primary School: Approximately 1.2 km away, one of Singapore's most sought-after primary schools
• Tanjong Katong Secondary School: Approximately 1.5 km away, providing continuity for families
• Katong Convent Primary School: Approximately 0.8 km away, offering alternative primary education options
• International Schools: Multiple international schools within 3-5 km, including schools catering to various curricula

The proximity to quality schools, particularly Tanjong Katong Primary School, makes King's Mansion particularly attractive to families with school-age children. The established reputation of these institutions adds to the development's appeal for education-focused buyers.

Shopping, Dining & Entertainment

The East Coast location provides convenient access to diverse shopping and dining options:

• Katong Shopping District: Walking distance featuring traditional shophouses, modern cafes, and specialty retailers
• Marine Parade Community Centre: Approximately 1 km away, offering shopping and community facilities
• East Coast Park Food & Beverage Options: Numerous hawker stalls, restaurants, and cafes along the coast
• Joo Chiat Road: Famous for its eclectic mix of vintage shops, galleries, and dining establishments

The neighborhood's character balances modern convenience with heritage charm, appealing to residents who value both accessibility and authentic local culture.

Recreation & Lifestyle

East Coast Park, Singapore's largest coastal park, is literally on the doorstep of King's Mansion residents. The park offers:

• Extensive cycling paths perfect for fitness enthusiasts
• Beach areas for swimming and water sports
• Picnic areas and recreational facilities
• Dining options ranging from hawker stalls to restaurants
• Seasonal events and community activities

This proximity to Singapore's premier recreational destination significantly enhances lifestyle quality for King's Mansion residents, providing daily access to outdoor activities without requiring travel.

Financing Your Purchase

Down Payment Requirements

For property purchases in Singapore, the typical down payment structure is:

• Initial Deposit: 5% of purchase price (due upon signing the Option to Purchase)
• Additional Deposit: 5% of purchase price (due within 7 days of exercising the option)
• Remaining Balance: 90% due at completion (typically 8-12 weeks after option exercise)

For a S$4.5 million King's Mansion unit, this means an initial commitment of approximately S$450,000 (5% deposit), with full down payment of S$900,000 (20%) required before completion.

Home Loan Financing Options

Most King's Mansion buyers finance their purchase through home loans, with the remaining 80% of the purchase price typically funded through bank mortgages. Key financing considerations include:

• Loan-to-Value (LTV) Ratio: Banks typically offer up to 80% LTV for residential properties, meaning you need at least 20% down payment
• Loan Tenure: Standard tenures range from 25-30 years, though some banks offer up to 35 years
• Interest Rates: Current rates are competitive; use Homejourney's mortgage calculator and bank rates comparison to evaluate different lender options
• Monthly Payments: For a S$3.6 million loan at 3.5% interest over 30 years, estimated monthly payments are approximately S$16,200

Different banks offer varying terms, promotions, and rates. Homejourney's bank rates page provides current rates from multiple lenders, helping you compare options and find the best financing terms.

CPF Usage & Withdrawal

Singapore citizens can use their CPF Ordinary Account (OA) funds to finance property purchases, subject to the following conditions:

• CPF funds can be used for down payment and mortgage payments
• Remaining CPF balance must be sufficient to meet the Minimum Sum requirement at age 55
• Maximum CPF withdrawal is typically limited to the purchase price or property value, whichever is lower
• For King's Mansion purchases, most buyers can utilize S$200,000-S$400,000 in CPF depending on their account balance

Consult with your bank and CPF board to understand your specific CPF withdrawal eligibility, as regulations and limits change periodically.

Additional Buyer Stamp Duty (ABSD)

ABSD is an important consideration for different buyer profiles:

• Singapore Citizens (First Property): 0% ABSD
• Singapore Citizens (Second & Subsequent Properties): 5-15% ABSD depending on purchase price and property type
• Permanent Residents: 5% ABSD
• Foreign Buyers: 20% ABSD

For a S$4.5 million King's Mansion unit purchased by a Singapore citizen upgrading from their first property, ABSD would be approximately S$225,000-S$450,000 depending on the exact rate applicable. This is a significant cost that must be factored into your total purchase budget.

Estimated Monthly Payment Examples

*Estimated based on 3.5% interest rate over 30-year tenure. Actual payments vary based on final interest rates, loan tenure selected, and bank-specific terms. Use Homejourney's mortgage calculator for personalized estimates.

The Buying Process Explained

Step 1: Property Search & Viewing

Begin by exploring available King's Mansion units on Homejourney. Our platform provides:

• Complete unit listings with photos and floor plans
• Verified pricing and transaction history
• Detailed property information and amenity descriptions
• Agent contact information for scheduling viewings

Schedule viewings during different times of day to assess natural lighting, neighborhood activity, and overall ambiance. Pay attention to unit condition, layout functionality, and views from different rooms.

Step 2: Financial Planning & Pre-Approval

Before making an offer, confirm your financial capacity:

• Determine your maximum budget considering down payment, ABSD, and other costs
• Obtain mortgage pre-approval from your bank to confirm loan eligibility and terms
• Review your CPF balance and withdrawal eligibility
• Calculate total cost of ownership including property tax, management fees, and maintenance

Use Homejourney's mortgage calculator to estimate monthly payments and compare financing options from different banks.

Step 3: Make an Offer

Once you've identified your desired unit, work with the selling agent to negotiate terms:

• Submit an offer below asking price (typical negotiation range is 2-5% below asking)
• Specify your proposed completion timeline
• Clarify any inclusions (furniture, fixtures, or appliances)
• Discuss potential contingencies (financing, inspection, etc.)

The seller may counter-offer; be prepared to negotiate until both parties reach agreement.

Step 4: Option to Purchase (OTP)

Once your offer is accepted, you'll receive an Option to Purchase document outlining:

• Purchase price and payment terms
• Property description and unit number
• Completion timeline (typically 8-12 weeks)
• Conditions and contingencies
• Rights and obligations of both parties

You'll pay the initial 5% deposit upon signing the OTP. Have a lawyer review this document before signing—this is a critical legal step that protects your interests.

Step 5: Due Diligence & Inspections

After signing the OTP, conduct thorough due diligence:

• Property Inspection: Hire a professional inspector to assess structural integrity, plumbing, electrical systems, and overall condition
• Title Search: Verify the seller's ownership and check for any encumbrances or disputes
• Management Records: Review King's Mansion's financial statements, maintenance records, and any ongoing disputes
• Strata Matters: Understand the development's management structure, reserve fund status, and any planned major works

These inspections typically cost S$500-S$1,500 but provide invaluable peace of mind regarding your investment.

Step 6: Mortgage Application & Approval

Submit your formal mortgage application to your chosen bank with required documentation:

• Completed loan application form
• Recent payslips and employment letter (typically last 3 months)
• Income tax returns (last 2 years)
• Bank statements (last 3-6 months)
• Property valuation report
• Option to Purchase document

The bank will conduct a property valuation and assess your creditworthiness. Approval typically takes 2-4 weeks. Once approved, the bank issues a mortgage offer outlining final loan terms.

Step 7: Exercise Option to Purchase

Within the option period (typically 21 days), you must formally exercise your option by:

• Paying the additional 5% deposit to the seller's lawyer
• Signing the exercise of option document
• Confirming your mortgage approval with the bank

This commits you to completing the purchase. Backing out after this stage typically results in forfeiture of your deposits.

Step 8: Final Preparations & Completion

In the weeks leading to completion:

• Finalize your mortgage documentation and sign loan agreements
• Arrange property insurance (required by banks)
• Conduct final inspection of the property
• Prepare for fund transfer to seller's lawyer
• Arrange moving logistics

On completion day, funds transfer from your bank to the seller's lawyer, and you receive the keys to your new King's Mansion home.

Professional Support You'll Need

Engaging professional advisors streamlines the buying process and protects your interests:

• Property Lawyer: Handles legal documentation, title verification, and contract review (typical cost: S$1,500-S$3,000)
• Property Inspector: Assesses physical condition and identifies potential issues (typical cost: S$500-S$1,500)
• Financial Advisor: Helps optimize financing and tax implications (optional but valuable)

While these services add to your upfront costs, they typically save money by identifying issues early and ensuring your interests are protected throughout the transaction.

Investment Potential & Rental Yields

Rental Yield Analysis

For investors considering King's Mansion, rental income potential is a critical evaluation factor. Based on recent market data:

• 3-Bedroom Units: Monthly rental range of S$3,400-S$6,800, averaging approximately S$5,000-S$5,500
• 4-Bedroom Units: Monthly rental range of S$7,800-S$8,300, averaging approximately S$8,000

These rental rates translate to gross yields of:

• 3BR Units: 2.8-3.2% gross yield (on S$3.6M purchase price)
• 4BR Units: 2.5-2.8% gross yield (on S$5.5M purchase price)

Net yields (after accounting for property tax, management fees, maintenance, and vacancy) typically run 1.5-2.0% lower than gross yields. While these yields are modest compared to some markets, they're competitive within Singapore's premium residential segment.

Tenant Demand & Rental Market Strength

King's Mansion attracts strong tenant demand due to several factors:

References

1. Singapore Property Market Analysis 1 (2026)
2. Singapore Property Market Analysis 2 (2026)
3. Singapore Property Market Analysis 4 (2026)
4. Singapore Property Market Analysis 3 (2026)