Resale Project Scorecard
Kensington Square
D19 · Hougang, Punggol, Sengkang · freehold · completed 2016 · 141 units
Grade B, 6.16 out of 10, the 121st highest score among 180 resale condos in District 19.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Tenure
- Freehold
- Resales, 12 months to Oct 2026
- 4
- To Bartley MRT
- 460 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Kensington Square Score
- B
- Grade
- Score out of 10
- 6.16
- Highest score among 180 resale condos in District 19
- 121st
Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: future transformation, rental yield.
Project's Historical Performance25%4/10
Avg Ann. of +0.72% — below-median performance vs same-vintage peers (32nd percentile of 2016-era cohort).
The district median is 7/10.
Primary School Effect20%9/10
2 primary schools within 1km (nearest: Maris Stella High School (Primary) at 0.45km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- Maris Stella High School (Primary)
- Paya Lebar Methodist Girls' School (Primary)
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%5/10
141 units — boutique development. Lower transaction frequency and limited shared facilities.
The district median is 3/10.
MRT Proximity13%8/10
460 m from Bartley MRT (CC12) — short walk to MRT, good transport convenience.
The district median is 7.5/10.
Rental Yield10%3/10
Rental yield of 2.89% — below-average income return.
The district median is 5/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%4/10
Limited future-catalyst exposure — nearest is Paya Lebar Air Base redevelopment at 1.23km, far enough that the impact on this project is modest.
The district median is 4/10.
Scores updated October 2026. On the map →
Why Kensington Square scores 6.16
Kensington Square scores 6.16 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1030th of 2,350 resale condos scored in Singapore and 121st 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).
| Factor | This condoKensington Square | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 4/10 | 7/10 | −0.75 | 8% of district |
| Primary School Effect20% | 9/10 | 9/10 | ±0.00 | 43% of district |
| Project Size16% | 5/10 | 3/10 | +0.32 | 56% of district |
| MRT Proximity13% | 8/10 | 7.5/10 | +0.07 | 50% of district |
| Rental Yield10% | 3/10 | 5/10 | −0.20 | 9% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 38% of district |
| Future Transformation6% | 4/10 | 4/10 | ±0.00 | 41% of district |
Medians are across the 180 scored resale projects in District 19 (Hougang, Punggol, Sengkang). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Kensington Square and a median-profile project (6.74). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Kensington Square Prices
By unit type at Kensington Square
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom888 sq ft | 888 sq ft | $1.27M | $1,456 psf | 2 |
Past transactions at Kensington Square
42 resales, Nov 2021 to Oct 2026 · median $1,505 psf · $642,000 to $1,650,000 · 39 of 42 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 20 May 2026 | 2 Jalan Lokam | 5 | #05-21212BR | 2BR | 1,044 | $1,341 | $1,399,999 | Resale |
| 16 Jan 2026 | 2 Jalan Lokam | 4 | #04-38383BR | 3BR | 797 | $1,707 | $1,360,000 | Resale |
| 5 Dec 2025 | 2 Jalan Lokam | 2 | #02-21212BR | 2BR | 732 | $1,571 | $1,150,000 | Resale |
| 11 Nov 2025 | 2 Jalan Lokam | 2 | #02-22221BR | 1BR | 431 | $1,693 | $728,888 | Resale |
| 30 Oct 2025 | 2 Jalan Lokam | 4 | #04-26261BR | 1BR | 431 | $1,742 | $750,000 | Resale |
| 26 Sep 2025 | 2 Jalan Lokam | 4 | #04-30302BR | 2BR | 614 | $1,760 | $1,080,000 | Resale |
| 28 Jul 2025 | 2 Jalan Lokam | 3 | #03-31312BR | 2BR | 614 | $1,773 | $1,088,000 | Resale |
| 25 Jul 2025 | 2 Jalan Lokam | 5 | #05-37372BR | 2BR | 1,044 | $1,360 | $1,420,000 | Resale |
| 26 Jun 2025 | 2 Jalan Lokam | 2 | #02-19192BR | 2BR | 614 | $1,638 | $1,005,000 | Resale |
| 14 Apr 2025 | 2 Jalan Lokam | 5 | #05-16163BR | 3BR | 1,227 | $1,345 | $1,650,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D19 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 5 | $1,244 psf | $1,178 psf |
| Feb–Apr 2022 | 4 | $1,502 psf | $1,255 psf |
| May–Jul 2022 | 4 | $1,510 psf | $1,219 psf |
| Aug–Oct 2022 | 2 | $1,427 psf | $1,285 psf |
| Nov 2022 – Jan 2023 | 1 | — | $1,347 psf |
| Feb–Apr 2023 | 4 | $1,513 psf | $1,376 psf |
| May–Jul 2023 | 2 | $1,492 psf | $1,420 psf |
| Aug–Oct 2023 | 2 | $1,589 psf | $1,450 psf |
| Nov 2023 – Jan 2024 | 2 | $1,432 psf | $1,451 psf |
| Feb–Apr 2024 | 1 | — | $1,538 psf |
| May–Jul 2024 | 1 | — | $1,479 psf |
| Aug–Oct 2024 | — | — | $1,517 psf |
| Nov 2024 – Jan 2025 | 2 | $1,479 psf | $1,567 psf |
| Feb–Apr 2025 | 3 | $1,345 psf | $1,606 psf |
| May–Jul 2025 | 3 | $1,638 psf | $1,600 psf |
| Aug–Oct 2025 | 2 | $1,751 psf | $1,600 psf |
| Nov 2025 – Jan 2026 | 3 | $1,693 psf | $1,626 psf |
| Feb–Apr 2026 | — | — | $1,640 psf |
| May–Jul 2026 | 1 | — | $1,642 psf |
| Aug–Oct 2026 | — | — | $1,621 psf |
A quarter is plotted from two sales up; the district line from ten.
Sellers here made a median +0.9% a year, ranked 77 of 78 in D19 and 647 of 715 condos. See the most profitable condos in D19 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Kensington Square Rent
- Median rent a month
- $2,650 to $3,300
- Gross yield
- 3.1%
- Rental contracts
- 36
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $2,650 | $2,650 to $2,700 | — | 9 |
| 2-bedroom | $3,300 | $3,150 to $3,500 | 3.1% | 27 |
Rental contracts at Kensington Square
38 contracts, Sep 2025 to Aug 2026 · median $3,200 a month · $1,800 to $4,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,650 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $3,400 |
| Jul 2026 | 2BR | 900 to 1,000 sq ft | $3,600 |
| Jul 2026 | 2BR | 600 to 700 sq ft | $3,600 |
| Jul 2026 | 2BR | 900 to 1,000 sq ft | $3,750 |
| Jun 2026 | 1BR | 400 to 500 sq ft | $2,650 |
| Jun 2026 | 1BR | 400 to 500 sq ft | $2,700 |
| Jun 2026 | 1BR | 400 to 500 sq ft | $2,700 |
| Jun 2026 | 2BR | 600 to 700 sq ft | $3,200 |
| Jun 2026 | 2BR | 600 to 700 sq ft | $3,200 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Kensington Square By stack
- Highest, stack 38
- $1,632 psf
- Lowest, stack 19
- $1,402 psf
- Stacks with 2+ resales
- 11
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 05 | $1,423 psf | 764 sq ft | Levels 3 to 4 | 2 |
| 13 | $1,561 psf | 614 sq ft | Levels 2 to 3 | 2 |
| 15 | $1,406 psf | 764 sq ft | Levels 3 to 5 | 2 |
| 16 | $1,487 psf | 1,028 sq ft | Levels 3 to 5 | 2 |
| 19 | $1,402 psf | 614 sq ft | Levels 2 to 5 | 3 |
| 21 | $1,456 psf | 888 sq ft | Levels 2 to 5 | 2 |
| 22 | $1,556 psf | 431 sq ft | Levels 2 to 3 | 3 |
| 26 | $1,618 psf | 431 sq ft | Level 4 | 2 |
Show the other 3 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 27 | $1,493 psf | 576 sq ft | Levels 3 to 5 | 2 |
| 31 | $1,550 psf | 764 sq ft | Levels 3 to 5 | 2 |
| 38 | $1,632 psf | 797 sq ft | Levels 3 to 5 | 3 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Kensington Square Notes
How these numbers are worked out
- Grade B places Kensington Square in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $1,632 psf at Kensington Square against $1,635 psf across District 19, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,516 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (12 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 4 resale caveats at Kensington Square ranged from $1,341 psf to $1,707 psf: that spread is unit-level variation the score cannot see.
- Recent price evidence is thin: 4 resale caveats in the 12 months to October 2026. The Historical Performance factor (4/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 2016, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Bartley MRT (CC12), 460 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 2 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Kensington Square for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.