For digest readers, the four numbers that matter for 1 KING ALBERT PARK (District 21) in the trailing multi-year window are: (a) transacted volume relative to trailing-12-month averages, (b) median PSF for the comparable-quality sample, (c) gross rental yield (where applicable), and (d) the segment-mix composition that influenced the headline aggregate. Cross-reference the chart in this digest against URA for verified caveat-level detail, and against the URA Property Price Index for the quarterly cycle-level benchmark.
The transacted price trajectory reading for 1 KING ALBERT PARK (District 21) reflects the interplay between (1) the policy environment (IRAS ABSD rates for buyer-side cooling, IRAS BSD rates for the standard upfront stamp), (2) the financing cost environment (MAS SORA dashboard for the floating-rate benchmark plus typical 0.6–0.85% bank spread = ~4.0% all-in), and (3) the MAS TDSR / cooling measures explainer that caps debt-servicing at 55% of gross income. Each of these levers can shift period-to-period readings independently.
The 2021–2026 window covers two distinct regimes for Singapore residential resale (as of 2026-05). The 2021–2022 leg ran on post-pandemic re-pricing, where District 21 freeholds along Bukit Timah corridor caught a halo from supply-tight Core Central Region (CCR) substitution flows. December 2021's MAS cooling package (lowered total debt servicing ratio threshold to 55%, raised Additional Buyer's Stamp Duty for foreigners to 30%) clipped the top of that move but did not derail it. The 2023 leg saw the April 2023 ABSD recalibration push the foreigner rate to 60% and the second-property local rate to 20%, which crimped the upper-decile of D21 freehold velocity. KAP's three-year PSF flatline (S$1,886 → S$1,819 → S$1,796) reflects that regulatory drag in microcosm — the building is small enough that two or three pragmatic seller resets show up as the entire yearly average. The 2025 Seller's Stamp Duty extension to four years from January 2026 added another holding-period friction that older freeholds absorb better than 99-year leasehold comparables, and KAP's 2026 jump to S$1,906 suggests buyers are beginning to re-price that durability premium.
- Average PSF: $1,842 psf across 14 sales
- Latest year-on-year PSF change: ↑ 7.6%
- District 21 PSF percentile: Above average (top 35%)
- OCR · D21 · Freehold · 101 units
Price Overview
1 KING ALBERT PARK in District 21 (Outside Central Region) has recorded 14 sales transactions with an average PSF of $1,842 psf and an average price of $2,177,071.
Yearly PSF Trend
Average price per square foot for 1 KING ALBERT PARK over time:
| Year | Sales | Avg PSF | Avg Price | Change |
|---|---|---|---|---|
| 2021 | 2 | $1,715 psf | $1,949,500 | — |
| 2022 | 3 | $1,886 psf | $2,320,000 | ↑ 10.0% |
| 2023 | 1 | $1,819 psf | $2,330,000 | ↓ 3.5% |
| 2024 | 1 | $1,796 psf | $1,450,000 | ↓ 1.3% |
| 2025 | 3 | $1,792 psf | $1,988,333 | ↓ 0.2% |
| 2026 | 4 | $1,928 psf | $2,468,750 | ↑ 7.6% |
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Prices advanced 7.6% YoY to $1,076 psf, reflecting steady upward momentum.
Bedroom Price Breakdown
Price distribution by unit type at 1 KING ALBERT PARK:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 3 | $1,921 psf | $1,721,667 |
| 3 BR | 8 | $1,770 psf | $2,084,875 |
| 4 BR | 3 | $1,955 psf | $2,878,333 |
District & Segment Context
1 KING ALBERT PARK ranks in the top 35% of condos in District 21 by PSF.
Compared to the OCR average of $1,552 psf, 1 KING ALBERT PARK trades 18.7% above the segment benchmark.
Explore the full District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) for comprehensive district data.
At an average resale PSF of S$1,906 across three caveats year-to-date (as of 2026-05), 1 King Albert Park sits about 10.6% below the District 21 yearly average of S$2,132 psf — a discount that has narrowed sharply since 2023 when the gap was closer to 17%. The freehold 101-unit project, completed by Waterbank Properties in 1997, recorded a +6.4% year-on-year move from 2025's S$1,792 psf, the strongest single-year jump in the building's last five-year sequence (2021: S$1,715; 2022: S$1,886; 2023: S$1,819; 2024: S$1,796; 2025: S$1,792). The three-year compound annual growth rate from 2023 is a modest +1.6% per year, while the five-year CAGR from 2021 prints +2.1% per year — both lag the broader District 21 resale baseline meaningfully. Cross-check the macro context against the URA caveat database before transacting, since three caveats is a thin sample for any single calendar year.
Three resale caveats have lodged in 2026 to date (as of 2026-05), all on the 01–05 floor band — a selection effect that almost certainly understates the building's full price surface, since higher-floor transactions historically lift the building average by 5–8%.
- April 2026 — 1,421 sqft, 4-bedroom, low floor, S$2.80M (S$1,971 psf). The year's anchor trade, and the largest transacted unit since the 1,421 sqft layout last cleared in July 2022 at S$2.70M (S$1,900 psf). The +3.7% PSF lift over four years signals that big-floorplate freehold inventory in Bukit Timah is finally re-rating after a flat 2023–2024 stretch.
- April 2026 — 1,173 sqft, 3-bedroom, low floor, S$2.14M (S$1,824 psf). A measured outcome for the most commonly transacted layout. Comparable 3-bedroom caveats from 2022 (1,012 sqft at S$2.08M / S$2,056 psf and 1,281 sqft at S$2.18M / S$1,702 psf) bracket this one neatly, suggesting the mid-tier of the building has found a steady-state band rather than a directional move.
- February 2026 — 936 sqft, 2-bedroom, low floor, S$1.80M (S$1,922 psf). The cleanest year-on-year benchmark in the building: the same 936 sqft layout transacted at S$1,915,000 (S$2,045 psf) in April 2025, so this print is actually down 6.0% absolute and down 6.0% PSF in twelve months. The lower-floor identity of both caveats removes most of the floor-band noise — the seller appears to have absorbed a small re-pricing rather than holding out.
Set against a backdrop of District 21 freehold resale PSF running near S$2,132 in 2026, the building's cluster around S$1,800–S$2,000 psf is consistent with a 7-storey low-density freehold from 1997 that competes more on land tenure than on facilities count.
The yearly PSF chart above plots six annual averages (2021–2026, with 2026 being a year-to-date print of three caveats as of 2026-05). Two reading conventions matter here. First, the per-year sample sizes are tiny — 2 caveats in 2021, 3 in 2022, 1 in 2023, 1 in 2024, 3 in 2025, 3 in 2026 — so a single low-floor or high-floor transaction can swing the annual mean by 4–6%. Treat the line as a directional indicator, not a precise valuation curve. Second, the year-on-year prints diverge meaningfully from the cumulative CAGR. The S$1,792 → S$1,906 move from 2025 to 2026 is a +6.4% YoY headline, but the same starting and ending years anchor a +2.1% five-year CAGR when you anchor to 2021's S$1,715 — a much more honest read of the building's secular trend (as of 2026-05).
The right comparison is not "is KAP up or down" in isolation, but how its trajectory tracks the wider freehold cohort. A side-by-side run against newer-tenure peers via the condo comparison tool isolates exactly that question. D21's own 2021 → 2026 path (S$1,648 → S$2,132) prints a +5.3% five-year CAGR — more than double KAP's pace. The relative under-performance is consistent with the building's profile: small project, no swimming pool or large clubhouse, 7-storey low-rise massing, and an early-1997 build that pre-dates the bay-window and PES rules later condos exploit for usable area. Buyers should weight this against the durability advantage of freehold land, especially given the 2025 Seller's Stamp Duty extension. Pair the PSF read with a mortgage cash-flow projection and a comparison run against newer-tenure DTL stations via the commute-time map before treating any single caveat as a fair-value beacon.
Looking ahead from the trailing multi-year window, the forward variables for 1 KING ALBERT PARK (District 21) transacted price trajectory are (a) the URA Government Land Sales pipeline within a 1km radius, which determines new-supply pressure, (b) the SORA trajectory over the next 2–4 quarters, which shapes mortgage-driven affordability, and (c) any local infrastructure changes (new MRT stations, school openings, redevelopment of neighbouring plots) that could shift relative attractiveness. Track these via URA and the MAS SORA dashboard (as of 2026-Q1).
FAQ
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Data sourced from URA transaction records.
- PSF calculated from transacted price / strata area in square feet.
Median values used to minimise outlier impact. PSF = price per square foot.