Overview & Key Facts
KAP RESIDENCES is a freehold condominium at KING ALBERT PARK in District 21 (RCR), developed by OXLEY SANCTUARY PTE LTD, comprising 142 units, completed in 2018.
Location & Connectivity
KAP RESIDENCES is located in District 21. Check the dashboard for full transport connectivity data.
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 4 | $1,892 psf | $937,000 |
| 1 BR | 9 | $1,915 psf | $1,199,222 |
| 2 BR | 10 | $1,752 psf | $1,576,356 |
| 3 BR | 4 | $1,716 psf | $1,852,500 |
| 4 BR | 1 | $1,719 psf | $2,350,000 |
Market Position
KAP RESIDENCES has recorded 28 sales at an average price of $1,430,877.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at KAP RESIDENCES typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 1 BR | $2,866/mo | $1,199,222 | 2.87% |
| 2 BR | $3,617/mo | $1,576,356 | 2.75% |
| 3 BR | $4,585/mo | $1,852,500 | 2.97% |
| 4 BR | $5,360/mo | $2,350,000 | 2.74% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 6 | $1,714 psf | — |
| 2022 | 3 | $1,819 psf | ↑ 6.1% |
| 2023 | 10 | $1,863 psf | ↑ 2.4% |
| 2024 | 5 | $1,838 psf | ↓ 1.3% |
| 2025 | 3 | $1,870 psf | ↑ 1.7% |
| 2026 | 1 | $1,733 psf | ↓ 7.3% |
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From the 2025 high, KAP RESIDENCES prices have given back 7.3% — still 1.1% above the 2021 baseline.
Price Index Check
The ShiokNest Price Index for District 21 reads 114.8 as of June 2026 — down 6.0% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | $2,494 psf | 723 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | $2,493 psf | 550 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | $2,486 psf | 519 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | $1,956 psf | 485 |
| FORETT@BUKIT TIMAH | Freehold | $2,131 psf | 358 |
What Could Work Against You
- With just 3 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
Best suited for
Who This Actually Suits
This is a strong match for families with young children, long-term hold (10+ yr), freehold / generational hold and resort facilities. Family-suitable layout and RCR (Rest of Central Region) location with established school catchments nearby.
Verdict
KAP RESIDENCES is a freehold development in District 21 (RCR), with 142 units, offering a gross yield of 3.0%.
At ~$1,836 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full KAP RESIDENCES dashboard for interactive analytics.
FAQ
What is the average PSF for KAP RESIDENCES?
Is KAP RESIDENCES freehold?
What is the rental yield for KAP RESIDENCES?
Sources & Next Steps
- KAP RESIDENCES Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) — District 21 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 28 transactions
- Rental data: 348 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Apr 2026 · 28 records analysed · Source: URA private-sale caveats