Kensington Square Review — Serangoon · D19
HuatScore: 65/100 — Good
Is Kensington Square a good buy?
HuatScore rates Kensington Square 65/100 — a "Good" verdict. That makes it a conditional buy for value-focused buyers comfortable with the location tradeoff and patient own-stay owners. Strongest card: Entry price leaves room. Main watch-out: Location asks for a compromise. Pricing is reasonable for the location at current market.
Last updated 2026-08-20 · scored against URA caveat data.
Key facts
- Verdict: Good
- Region: Rest of Central Region
- Tenure: 99-yr leasehold
- Completed: 2016
- Units: 303
- Developer: Fragrance × World Class Land
- Avg PSF: ~$1,500 psf
- Price from: S$0.7M
What works in its favour
- Entry price leaves room: Value scores 8/10 at ~$1,500 psf (entry from $0.7M) — you are not paying for the whole story upfront, which is where a margin of safety comes from.
What to watch out for
- Location asks for a compromise: Location scores 6/10 — expect bus-dependent trips for at least part of the week. The discount is real, but so is the ceiling it puts on re-rating.
- Softer rental pocket: Rental scores 6/10 and the ~3.1% gross estimate is thin — the case here leans on capital appreciation, not carry.
- Not a school-belt play: Schools score 6/10 — families treating P1 proximity as the deciding criterion will find better odds elsewhere, which thins one important slice of the resale pool.
Who Kensington Square suits
- Value-focused buyers comfortable with the location tradeoff
- Own-stay buyers or patient long-term investors not dependent on yield
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers hunting deep relative value — the market has already priced in most of the story
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Buyers wanting a guaranteed top-tier primary within 1km walking distance
Huat Kueh says
~$1,500 psf for D19 Serangoon, 303 units — entry still sensible. Not a yes, not a no — depends on your timeline lah.