Kim Keat Beacon BTO Review: Attractive neighbourhood but far away from MRT station

HDB flats located in popular city fringe areas always generate lots of buzz, and the Kim Keat Beacon BTO project is no different.

Kim Keat Beacon is located on Kim Keat Avenue in the Toa Payoh area. The project consists of 542 3-room and 4-room flats. Toa Payoh is a popular mature estate under the HDB’s old classification system, and Kim Keat Beacon gets brownie points for its proximity to established amenities and popular schools.

Launched in the May 2018 BTO exercise, Kim Keat Beacon received its Temporary Occupation Permit (TOP) in 2023. The first resale flats can be expected to appear on the market in 2028.

Kim Keat Beacon BTO Review (Summary Table)

*Information from 99.co, PropertyGuru, and other property listing websites is accurate as of time of writing.

Kim Keat Beacon Price

On its launch date in May 2018, the indicative pricing for the Kim Keat Beacon 3-room flats was $245,000 to $292,000, while that for the 4-room flats was $380,000 to $463,000.

As Kim Keat Beacon’s TOP date was in 2023, the first batch of owners will only finish serving their Minimum Occupation Period (MOP) in 2028. There are thus no Kim Keat Beacon flats for sale on the resale market or for rent at the moment.

So, what kinds of resale prices could buyers potentially enjoy? We can get an idea by looking at other flats in the area.

At the time of writing, there is a 4-room flat at 14B Lorong 7 Toa Payoh located about 7 minutes’ walk from Kim Keat Beacon going for sale at about $780,000. The flat received its TOP in 1996 and is about 23 minutes’ walk from Toa Payoh MRT station.

7 minutes’ walk from Kim Keat Beacon, HDB project Toa Payoh Apex, which obtained its TOP in 2018, also seems to be selling well. 4-room flats at Toa Payoh Apex, located 17 minutes’ walk from Toa Payoh MRT station, are being put up for sale on PropertyGuru for $880,000 to $1,200,000. While Toa Payoh Apex is closer to Toa Payoh MRT station than Kim Keat Beacon, its astronomical resale prices indicate that the first batch of Kim Keat Beacon owners should enjoy decent capital gains.

Kim Keat Beacon BTO Feng Shui

According to feng shui masters, the location of the Pan Island Expressway (PIE) could potentially have been harmful for Kim Keat Beacon, but the multi-storey carpark as well as the neighbourhood park protect the blocks from the slicing effect of the expressway. Thus, while the site is not considered fantastic in terms of feng shui, it is acceptable due to these buffer zones.

Still, it is advisable to avoid flats on low floors that directly face the precinct pavilion, where residents typically hold wakes and funerals.

Other than that, the planning of the flats is generally good, with central rubbish bins placed discretely. It is best to avoid blocks with a view of the central bins.

Kim Keat Beacon Location

Kim Keat Beacon is located on Kim Keat Avenue, about 26 minutes’ walk from Toa Payoh MRT, or a bus ride of about three to five stops. Potong Pasir MRT is located about three bus stops away but is likewise not within walking distance.

Located near the PIE, Kim Keat Beacon is certainly convenient for those who drive, but for those who rely on public transport, the location is in my opinion not great as neither Toa Payoh nor Potong Pasir MRT stations are within walking distance.

The flats are located very near the famous Toa Payoh dinosaur and dragon playgrounds, which is great for fans of all things retro and nostalgic.

Although the immediate surroundings of the flat are mostly residential, the east side of Toa Payoh Central is reachable on foot, which is ideal for those who wish to live in an established, heritage-rich estate with lots of well-loved amenities and eateries. Amenities such as Toa Payoh Public Library and Toa Payoh Community Club are less than 20 minutes’ walk away.

For families with school-going children, one advantage is the proximity of popular schools such as St Andrew’s Junior School and St Andrew’s Junior College, both of which are located less than ten minutes’ drive away.

Overall, I think Toa Payoh is a great neighbourhood to live in. My main problem with the location of Kim Keat Beacon is the distance to the nearest MRT station. I would say the location is more suitable for those who drive or don’t mind cycling to the MRT station.

Kim Keat Beacon Floor plan

3-room flats at Kim Keat Beacon measure 732 sq ft (69 sqm) including the air con ledge and consist of two bedrooms and two bathrooms. The layout places the two bedrooms side by side on one end of the corridor, with the two bathrooms side by side on the other end, together with the household shelter.

One disadvantage is that the kitchen is accessible from the living room but most of its length is hidden behind the household shelter and one of the bathrooms, so there is no option to knock down a wall and convert it to an open kitchen. Kitchens can get stuffy especially given Singapore’s hot and humid weather, so this enclosed kitchen layout might not appeal to some.

The 4-room flats measure 1,001 sq ft (93 sqm) including the air con ledge and consist of three bedrooms and two bathrooms. The bedrooms are arranged in a row on one side of the corridor, while the bathrooms are arranged in a row on the other side.

I prefer the 4-room to the 3-room layout because in the former, half of the kitchen can actually look out into the living room, making it possible to have a semi-open plan kitchen.

You can see the Kim Keat Beacon layouts here.

Kim Keat Beacon Rent

As the first batch of Kim Keat Beacon flat owners have not fulfilled their MOP, units from the BTO project cannot be put up for rent yet. Let’s look at the kinds of rents HDB flats in the area command.

At Toa Payoh Apex, 4-room flats are currently being put up for rent on PropertyGuru for $4,500 to $4,800, indicating an excellent return on investment for those who purchased their flats in a BTO exercise.

As for resale flat buyers at Toa Payoh Apex, even those who paid a six figure sum for their flats can enjoy a decent, though not exceptional rental yield.

Kim Keat Beacon BTO Review

Kim Keat Beacon offers the chance to live in an established neighbourhood full of heritage value. For some buyers, that alone is enough to justify the high price tag. It also has the advantage of being near some very popular schools under the St Andrew’s banner.

However, I just can’t overlook the fact that this BTO project is so far from the nearest MRT station. For me, that is a deal breaker, but for households with cars, it might not be so bad.

Given the high resale prices commanded by flats in the Toa Payoh area, the first batch of Kim Keat Beacon buyers will certainly enjoy a great return on their investment. However, if you are thinking of buying a Kim Keat Beacon flat on the resale market, be prepared to pay sky high prices, with the potential for a very average rental yield later on.