RPS · Resale Project Scorecard
Kensington Square — Grade B
RPS score 6.16/10 · D19 · Hougang, Punggol, Sengkang · 141 units · scored across 7 weighted factors — methodology published.
FH · MCC Land · TOP 2016
Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: future transformation, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 5/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +0.72% — below-median performance vs same-vintage peers (32th percentile of 2016-era cohort).
2 primary schools within 1km (nearest: PAYA LEBAR METHODIST GIRLS' SCHOOL (PRIMARY) at 0.50km). Exceptional school catchment — strong appeal for families with young children.
141 units — boutique development. Lower transaction frequency and limited shared facilities.
0.44km from Bartley Mrt Stn (CC12) — short walk to MRT, good transport convenience.
Rental yield of 2.89% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Paya Lebar Air Base redevelopment at 1.23km, far enough that the impact on this project is modest.
Primary schools within 1km: PAYA Lebar Methodist Girls' School (Primary), Maris Stella HIGH School (Primary).
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The verdict· Scores updated September 2026
Kensington Square scores 6.16 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 933rd of 2,357 resale condos scored in Singapore and 113th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Tenure (10/10) and Primary School Effect (9/10); its weakest is Rental Yield (3/10). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: future transformation, total returns.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at Kensington Square
12 months to September 2026 (Oct 2025 – Sep 2026): 5 resale transactions, median $1,693 psf, median price $1.15M. Median PSF is up 21.0% on the previous 12 months (Oct 2024 – Sep 2025, $1,399 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 3 | $1,693 psf | $750,000 |
| Jan–Mar 2026 | 1 | $1,707 psf | $1.36M |
| Apr–Jun 2026 | 1 | $1,341 psf | $1.40M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 5 | $1,693 psf | $1.15M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Kensington Square: frequently asked questions
Answers generated from the scorecard data — RPS rank 933rd of 2,357, scores updated September 2026.
- Is Kensington Square a good buy in 2026?
- Kensington Square scores 6.16/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 933rd of 2,357 Singapore resale condos and 113th of 180 in District 19 (Hougang, Punggol, Sengkang). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: future transformation, total returns. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Kensington Square?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 5 resale transactions at Kensington Square, at a median of $1,693 psf and a median price of $1.15M (range $1,341 psf to $1,742 psf). The median PSF is up 21.0% on the previous 12 months (Oct 2024 – Sep 2025, $1,399 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Kensington Square from the nearest MRT station?
- Kensington Square is about 440m from Bartley MRT (CC12), scoring 8/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Kensington Square compare with Park Residences Kovan?
- Park Residences Kovan is the project scored next to Kensington Square on the District 19 ranking: 6.17 (Grade B) against Kensington Square's 6.16 (Grade B). Kensington Square scores higher on Primary School Effect (9 vs 7) and Project Size (5 vs 3); Park Residences Kovan scores higher on Rental Yield (3 vs 8) and Project's Historical Performance (4 vs 5).
- Which primary schools are within 1km of Kensington Square?
- 2 primary schools are within 1km of Kensington Square: PAYA Lebar Methodist Girls' School (Primary), Maris Stella HIGH School (Primary). 2 primary schools within 1km (nearest: PAYA LEBAR METHODIST GIRLS' SCHOOL (PRIMARY) at 0.50km). Exceptional school catchment — strong appeal for families with young children. Kensington Square scores 9/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Kensington Square, and how big is the project?
- Kensington Square is freehold, completed in 2016, has 141 units, developed by MCC Land. Freehold tenure — no lease decay concerns, preserves long-term value. 141 units — boutique development. Lower transaction frequency and limited shared facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Kensington Square in Hougang, Punggol, Sengkang
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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