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: $1,808 psf across 10 sales
- Latest YoY PSF change: ↓ 0.2%
- District 21 PSF percentile: Above average (top 37%)
- OCR · D21 · · 101 units
Price Overview
1 KING ALBERT PARK in District 21 (Outside Central Region) has recorded 10 sales transactions with an average price per square foot of $1,808 psf and an average transaction price of $2,060,400.
Yearly PSF Trend
The table below shows how the average price per square foot for 1 KING ALBERT PARK has changed over time.
| Year | Sales | Avg PSF | Avg Price | YoY 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% |
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Bedroom Price Breakdown
Price distribution by unit type shows how different bedroom configurations are priced at 1 KING ALBERT PARK.
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 2 | $1,921 psf | $1,682,500 |
| 3 BR | 7 | $1,763 psf | $2,077,000 |
| 4 BR | 1 | $1,900 psf | $2,700,000 |
District & Segment Context
1 KING ALBERT PARK ranks in the top 37% of condos in District 21 by average PSF.
Compared to the OCR (Outside Central Region) average of $1,521 psf, 1 KING ALBERT PARK trades 18.9% above the segment benchmark.
Explore the full District 21 (Upper Bukit Timah, Clementi Park, Ulu Pandan) 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 REALIS 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.
Frequently Asked Questions
What is the average PSF for 1 KING ALBERT PARK?
Are prices at 1 KING ALBERT PARK going up or down?
How does 1 KING ALBERT PARK compare to other condos in District 21?
What does the the trailing multi-year window price trend reading for 1 KING ALBERT PARK (District 21) indicate?
The reading is a snapshot of transacted activity in the trailing multi-year window for 1 KING ALBERT PARK (District 21) on the transacted price trajectory dimension. Single-period readings are most informative when read against trailing-12-month and same-period-prior-year benchmarks. Pull verified caveats from URA REALIS for transaction-level detail (as of 2026-Q1).
How was this transacted price trajectory figure computed?
The figure is derived from URA REALIS caveats for 1 KING ALBERT PARK (District 21) filed during the trailing multi-year window. transacted price trajectory computations follow standard methodologies: gross yield = annual rent / purchase price for the same unit cohort; transacted PSF = price / floor area; volume = caveat count for the segment. For HDB digests the equivalent source is the HDB resale portal.
What policy environment shaped this reading?
The reading sits within the post-April-2023 cooling-measure regime: foreigner ABSD 60%, SC second-property ABSD 20%, TDSR 55% per the MAS TDSR / cooling measures explainer. SORA-linked mortgage rates near 4.0% effective shape the affordability ceiling. These structural variables affect demand-side composition across all digest periods since 2023.
Should I act on this digest?
Honest answer: depends on holding horizon and buyer profile. For owner-occupiers with 10+ year horizons, single-period digest readings rarely trigger action. For sellers or short-horizon investors, sustained directional moves across 3–4 periods may indicate timing windows. Cross-reference your specific buyer profile via the IRAS BSD rates and CPF home ownership rules alongside the digest data.
Where can I find more price trend data for 1 KING ALBERT PARK (District 21)?
The authoritative source is URA REALIS for private residential, HDB resale portal for HDB. ShiokNest aggregates this data into per-geography, per-period, and per-segment views with chart visualisations and trend analysis.
Methodology & Sources
This analysis covers All available years and is updated as new data becomes available.
Transaction data sourced from URA REALIS.
- Data sourced from URA REALIS transaction records.
- PSF calculated from transacted price ÷ strata area in square feet.
Median values used to minimize outlier impact. PSF = price per square foot.