Kensington Square

44 filed transactions · District 19 · OCR

Median, per square foot

1,504 psf

Observed range

$1,213 — $1,773 psf
S$1,084k median price

Freehold · 44 filed transactions

▼ 15.0% vs 12 months ago

S$1,084k

Median price

Filed transactions

37%

Spread, low to high

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this

What it costs on the day, at $1,084,000Loan, downpayment, the cash CPF cannot cover, and both stamp duties
Run six checks before you commitThe asking price, nearby MOP supply, land coming, and what could be built next door
What a higher floor is worth hereMeasured within this building, not across the country
What is within reach of itSchools, stations and shops, at straight-line distance
Put it beside another blockTwo or three side by side, in a link you can send to whoever else is deciding

I own this

Median price by month24 months with a sale

Oct '22 · S$930kMay '26 · S$1,400k

The transactions behind those figures20 of 44

Nothing modelled — these are the filed sales.

97 sqm · floor 01-05Apartment · Resale · 2026-05

S$1,399,999$1341 psf

74 sqm · floor 01-05Apartment · Resale · 2026-01

S$1,360,000$1707 psf

68 sqm · floor 01-05Apartment · Resale · 2025-12

S$1,150,000$1571 psf

40 sqm · floor 01-05Apartment · Resale · 2025-11

S$728,888$1693 psf

40 sqm · floor 01-05Apartment · Resale · 2025-10

S$750,000$1742 psf

57 sqm · floor 01-05Apartment · Resale · 2025-09

S$1,080,000$1760 psf

97 sqm · floor 01-05Apartment · Resale · 2025-07

S$1,420,000$1360 psf

57 sqm · floor 01-05Apartment · Resale · 2025-07

S$1,088,000$1773 psf

Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.

Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What the floor is worth

This project—

Not enough filed sales at both ends of this project to compare it with itself. It needs 3 or more high and 3 or more low. The figure beside this one is the town, not here.

District 19, typical project+1.9%

Middle of 21 projects in District 19 that clear the bar — half fall between -6% and +5.8%. 10 came out negative — high floors sold for less in 10 of them.

Every band in District 19, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

Storeys	Median psf	Filed sales
01-05	S$1,519	1,912
06-10	S$1,566	1,301
11-15	S$1,575	1,203
16-20	S$1,691	520
21-25	S$2,586	52

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station

Bartley

461m

Primary schools within 1km

nearest 499m

Primary schools · straight-line distance

Paya Lebar Methodist Girls' School (Primary)499m
Maris Stella High School714m

3 more between 1km and 2km

Cedar Primary School1.4km
Yangzheng Primary School1.6km
Xinghua Primary School1.6km

A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.

Stations

Bartley461m
Serangoon1.0km
Tai Seng1.2km

Also nearby

Hawker centreHougang Ave 1 Blk 105 (Hougang 105 Hainanese Village Centre)1.3km
ParkLorong Ong Lye Park505m
Other schoolsBartley Secondary School629m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

Distance from Kensington SquareStraight-line, not walking — what sits between two points is in no dataset here.

21projects within 300m

$1,507–$2,031the middle half, per sq ft

$1,822median of those sales

From 130 filed sales — the 20 most recent at each project, which is all this index keeps. 3 of them are at that limit, so they have sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
Landed · Lorong How Sun	287m	2026-08	—	213 sqm	$2,337
Bartley Residences	294m	2026-08	11-15	108 sqm	$2,065
Landed · Jalan Lokam	251m	2026-07	—	391 sqm	$1,497
Bartley Residences	294m	2026-07	16-20	108 sqm	$2,047
Bartley Residences	294m	2026-07	06-10	128 sqm	$1,876
Bartley Residences	294m	2026-07	11-15	74 sqm	$1,795
Landed · How Sun Avenue	234m	2026-06	—	119 sqm	$3,435
Landed · Rochdale Road	267m	2026-06	—	544 sqm	$1,673
Bartley Residences	294m	2026-05	06-10	43 sqm	$1,793
Bartley Residences	294m	2026-05	01-05	100 sqm	$1,901
Bartley Residences	294m	2026-05	01-05	52 sqm	$1,586
Landed · Jalan Korban	157m	2026-03	—	153 sqm	$2,654
Raya Garden	85m	2025-08	—	158 sqm	$2,788
Raya Garden	85m	2025-06	—	156 sqm	$1,901
Landed · Jalan Usaha	51m	2025-02	—	217 sqm	$1,673
Raya Garden	85m	2024-11	—	507 sqm	$1,190
Landed · How Sun Road	187m	2023-09	—	118 sqm	$2,095
Landed · How Sun Road	187m	2023-09	—	118 sqm	$2,317
Landed · Jalan Kurnia	108m	2023-04	—	154 sqm	$1,944
Landed · Jalan Korban	157m	2022-12	—	153 sqm	$1,818
Landed · How Sun Road	187m	2022-12	—	119 sqm	$3,256
Landed · How Sun Road	187m	2022-07	—	210 sqm	$1,985
Raya Garden	85m	2022-06	—	158 sqm	$1,806

The 23 most recent are listed, out of 130 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Which way does the unit face?

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

4 permitted planning decisions sit on those bearings within 400m. What it means depends entirely on which:

Approved	Away	Bearing	Height	What
2025-09-16	204m	248° WSW	3 storeys	Proposed new erection of a 3-storey envelope control intermediate terrace dwelling house with attic and basement on lo…
2026-02-11	287m	271° W	3 storeys	Proposed erection of a 3-storey envelope control intermediate terrace dwelling house with a mezzanine and an attic on …
2024-06-06	321m	277° W	3 storeys	Proposed reconstruction of an existing 2-storey intermediate terrace dwelling house into a 3-storey envelope control i…
2024-11-08	339m	249° WSW	—	Subdivision of land lot 05133l mk24 into 2 plots at 36 how sun drive

This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

Where the money actually goes

Drag the sale price. Everything moves.

Cash

Loan

CPF principal

CPF interest

Fees

Sale price · S$1,084,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$1,084,000

Outstanding loan−S$180,000

CPF principal refundBack into your CPF, not lost−S$150,000

CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416

Agent fee (2% + GST) and legal−S$26,431

Cash in handS$675,153

S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.