CommercialCOMMERCIAL & RESIDENTIALFreeholdDistrict 19 · Hougang

Kensington Square

Reviewed by Nathan TangUpdated 8 November 2026Data through Dec 2025

Quick Summary

Kensington Square is a commercial building in District 19 · Hougang, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan with a gross plot ratio of 1.4. It is freehold. 36 transactions are on record since 1995, at a median S$4,842 psf, most recently in Dec 2025. 20 units are currently listed for sale or rent. ACRA records 52 live company registrations at this address.

The facts are here — now get the verdict on Kensington Square.

Ask PropKaki

What are the key facts about Kensington Square?

Key takeawayKensington Square is a commercial building in District 19 · Hougang, zoned COMMERCIAL & RESIDENTIAL, held freehold.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 1.4
Tenure: Freehold
District / Area: District 19 · Hougang
Address: 2 Jalan Lokam
Land area: 9,630 sqm
Completed: 2017 (per CommercialGuru)
Storeys: 5 (© OpenStreetMap contributors)
Developer: Kensington Village Pte Ltd (per CommercialGuru)
Total units (CommercialGuru's count): 57
Strata lots (whole development, MCST): 198
Managing agent: OCEAN IFM PTE. LTD.
Strata formed: 2016 (MCST 4437)
Submarket: Suburban
Units with a recorded sale: At least 31
Transactions on record: 36 (records start 1995)
Live listings: 20
ACRA registrations: 52

Are there floor plans for Kensington Square?

Key takeawayWe hold the developer's sales-brochure floor plans for Kensington Square — 16 plans, linked to 10 of the 31 units with a recorded sale. Ask PropKaki for the plan of a unit or a size. As designed at launch; units may have been altered.

Plans we hold

SHOP 5
SHOP 6
SHOP 7
SHOP 10
Restaurant 2
SHOP 13
Restaurant 3
SHOP 19
Restaurant 5
Restaurant 8
Restaurant 9
SHOP 26
and 4 more

Shop units with a plan: 10 · 248 sq ft – 484 sq ft (recorded sales)

Source: developer's sales brochure.

About Kensington Square

Kensington Square is a mixed-use building in Hougang (District 19). It is located along Jalan Lokam, Singapore 537846.

Under the URA Master Plan it sits on land zoned commercial & residential with a gross plot ratio of 1.4.

The site is freehold. It occupies roughly 9,630 sqm of land with about 13,482 sqm of gross floor area.

36 transactions have been recorded here, at a median of S$4,842 psf. The most recent was in December 2025.

83 businesses are currently registered at this address with ACRA.

The nearest MRT is Bartley MRT, 444 m away (about a 7-minute walk). The closest bus stop (Bef How Sun Rd) is 118 m away (about a 2-minute walk).

What is Kensington Square zoned as?

Key takeawayKensington Square sits on land zoned COMMERCIAL & RESIDENTIAL with a gross plot ratio of 1.4.

Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 1.4

Run the full zoning report for this building →

What has Kensington Square sold for?

Key takeawayAcross 36 recorded transactions since 1995, the median price is about S$1.51M, most recently in Dec 2025.

Date	Use	Price	Area	PSF
Dec 2025	Office	S$910k	301 sqft	$3,019
Aug 2025	Retail	S$1.01M	344 sqft	$2,930
Aug 2022	Office	S$600k	237 sqft	$2,534
Jul 2021	Office	S$700k	237 sqft	$2,956
Jul 2014	Retail	S$2.63M	667 sqft	$3,941
May 2014	Retail	S$2.45M	614 sqft	$4,001
May 2014	Retail	S$1.95M	506 sqft	$3,854
May 2014	Retail	S$2.42M	614 sqft	$3,947
Apr 2014	Retail	S$1.59M	431 sqft	$3,688
Mar 2014	Retail	S$2.73M	689 sqft	$3,967

URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter

What does space at Kensington Square rent for?

Key takeawayNo street- or building-level rent is published here. Across District 19 retail, retail space rented at a median of $12.67 psf a month in 2026Q3, with the middle half of leases between $9.19 and $20.61. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 19 retail

Region band · 2026Q3

25th pct

$9.19

$98.95 psm

Median

$12.67

$136.43 psm

75th pct

$20.61

$221.82 psm

S$ per sq ft per month

A REGION BAND — URA's grid for the whole district or location, not this street or building. Say "across <district/location>, …", never that this building rents for it. The middle of URA's retail grid for District 19 across every floor and size band — a ground-floor shop and an upper-floor unit sit at very different points in it.

Source: URA REALIS retail rental analysis (district × floor × size grid).

Market context around Kensington Square

Key takeawayBrokers' retail figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026

Suburban: Rent S$32.95 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m sq ft

Singapore Retail MarketBeat Q2 2026

Official series (URA, 2026Q3): Retail vacancy rate (Whole Island) 6.5 (-0.4 pp on the year) · Retail rental index (Central Region) 81.2 (+1.4% on the year).

Brokers draw submarkets and grades differently; each figure is the broker's own, for its own area, cited to its report. Rents are per square foot per month.

How fast units move at Kensington Square

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 9 units for rent; 11 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 0 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

Sale: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 1 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.

What's been approved at Kensington Square?

Key takeawayURA has approved 27 changes of use at Kensington Square since 2000, most recently in 2026, and refused 3. This is the building's planning history, not today's approved use of any unit: confirm a unit's approved use with URA before signing.

15 Jul 2026ApprovedFloor 1
Change of use to pet grooming
Proposed change of use of unit #01-XX to pet grooming at kensington square
25 May 2026ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant at kensington square
5 May 2026ApprovedFloor 1
Change of use to gym / fitness centre
Proposed change of use of unit #01-XX to gym / fitness centre at kensington square
28 Apr 2026ApprovedFloor 1
Change of use to pet grooming
Proposed change of use of unit #01-XX to pet grooming at kensington square
20 Mar 2026RenewedFloor 1
Continued use as massage establishment
Continued use of units #01-XX and #01-XX as massage establishment
7 Nov 2025ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant
28 Apr 2025ApprovedFloor 1
Change of use to commercial school and student care centre
Proposed change of use of unit #01-XX to commercial school and student care centre
10 Mar 2025ApprovedFloor 1
Change of use to shop
Proposed change of use of unit #01-XX to shop
3 Sept 2024ApprovedFloor 1
Change of use to medical clinic
Proposed change of use of unit #01-XX to medical clinic
20 Jun 2024ApprovedFloor 1
Change of use to commercial school and ancillary office
Proposed change of use of unit #01-XX to commercial school and ancillary office
11 May 2024ApprovedFloor 1
Change of use to takeaway foodshop and commercial school
Proposed change of use of unit #01-XX to takeaway foodshop and commercial school at kensington square
16 Jan 2024RenewedFloor 1
Continued use as pizza takeaway and delivery shop
Continued use of unit #01-XX as pizza takeaway and delivery shop

25 earlier change-of-use and A&A decisions are on record since 2000.

Source: URA planning decisions (URA Data Service), matched to this building by address or land lot. A past approval can lapse (a temporary permission) and belongs to the unit it names. The authoritative approved use of a unit comes from URA's Enquiry on Approved Use of Premises (S$54.50 per unit).

How does Jalan Lokam price?

Strata sales on the street (5y)

Too few strata sales on this street to support a median — the count is shown without one.

Street figures cover strata deals only — land and strata PSF are not comparable.

What do commercial rents run near Kensington Square?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Indicative area yield — District 19 retail

Gross yield (area)

6.9%

6.2% net of property tax

Rent side (median of bands)

$136.43 psm/mo

2026Q3

Price side (strata, 5y)

$2,212 psf

70 sales

An INDICATIVE AREA yield for District 19 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.

Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.

Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.

Retail rents — District 19 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$63.64	$104.00	$295.24
B1 & Below · 30 & Below	$63.48	$71.43	$209.95
Level 2 & 3 · 30 & Below	$54.03	$66.41	$81.37
B1 & Below · >30 - 100	$225.40	$251.63	$339.38
Level 2 & 3 · >30 - 100	$201.18	$241.17	$307.68
Level 1 · >30 - 100	$98.95	$138.38	$262.23
Level 2 & 3 · >100 - 300	$201.65	$214.77	$221.82
B1 & Below · >100 - 300	$196.03	$234.00	$280.07

URA REALIS rental-contract percentiles for the district/location — an area benchmark, not this building's own rents. Office and retail are dimensioned differently and are never mixed.

What is available at Kensington Square right now?

Key takeaway20 units are currently listed at Kensington Square — 11 for sale and 9 for rent. One row per unit; several agents often market the same unit.

For sale (11)

Kensington Square2 agentsS$830k · 291 sqft
Kensington SquareS$1.23M · 344 sqft
Kensington SquareS$2.11M · 600 sqft
Kensington Square3 agentsS$1.20M · 344 sqft

For rent (9)

Kensington SquareS$6k/mo · 872 sqft
Kensington SquareS$7k/mo · 872 sqft
Kensington SquareS$5k/mo · 614 sqft
Kensington SquareS$2k/mo · 872 sqft

Browse every listing at this building →

What is near Kensington Square?

Key takeawayThe nearest MRT/LRT is Bartley MRT, about 445 m away — and 1 competing retail premises operate nearby.

Getting around

Bartley MRT445 m · ~7 min

Amenities nearby

Kensington Square Medical Clinic And Surgery · 17 mBef How Sun Rd · 118 mPlace Of Worship · 130 mJln Kelichap Pg · 163 mEducational Institution · 307 mBartley MRT Exit A · 462 mBusiness Park · 653 m

Competing premises nearby

Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.

Nex · 1.3 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Kensington Square

Key takeawayThe nearest station is Bartley (CC12), 445 m away — a moderately busy station, with about 19,000 taps in and out on an average weekday. 4 public car parks are within 500 m.

Foot traffic: busier than 9% of retail buildings

nearest MRT/LRT Bartley (CC12) 445 m, about 19,000 taps a weekday; bus stops within 400 m: 5, about 4,321 taps a weekday; Hougang: 43,772 resident workers (Census 2020, by workplace); about 42,000 residents within 1 km (June 2026); 0 other malls within 1 km. Ranked against 12,856 retail buildings by PropKaki's model: a relative score, not a footfall count.

A relative score from PropKaki's model (station and bus taps nearby, workers and residents around, and competing malls), not a count of people.

Stations within 1 km

Bartley (CC12)445 m · about 19,000 weekday taps

Taps are fare-card taps in and out at the station's gates on an average weekday (Jul 2026 to Sep 2026) — people passing through, not visitors to Kensington Square. Transfers between lines don't tap, so interchanges read low.

Bus

5 bus stops within 400 m, with 4,321 boardings and alightings on an average weekday.

Public car parks within 500 m

Upp Paya Lebar Rd Serv Ice Rd (URA)290 m
S$0.60 per half-hour at midday on a weekday · 11 car lots
New Industrial Rd (URA)427 m
S$0.60 per half-hour at midday on a weekday · 10 car lots
Blk 182 Hougang Street 13 (HDB)462 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 279 car lots
Blk 221 Mount Vernon Road (HDB)495 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 266 car lots

HDB season (car): Tier 1 $110/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $120 Rest of Island, $170 Designated Area, $190 Restricted Zone (sheltered: multi-storey, basement, deck). Industrial-park multi-storey car parks: $110 / $120. Which zone this car park is in is not published as data.

Nearest URA season parking: Lim Tua Tow Area, 1.1 km away, S$80/month.

Public car parks only, by straight-line distance, with the operator's published rates. Kensington Square's own car park, if it has one, and its charges are not in the open data.

Who's registered at Kensington Square?

Key takeaway52 live companies (and LLPs and branches; sole proprietors are not counted) list Kensington Square as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
17
Education
8
Other services
7
Accommodation and food services
6
Professional, scientific and technical services
6
Information and communications
2
Health and social services
2
Construction
1
Financial and insurance
1
Real estate
1

Registered businesses, not who occupies the space: companies, LLPs and branches whose REGISTERED address is this building (ACRA), by industry. Sole proprietors are not counted; no business is named. Homes share this postal code, so some registrations are home-based. ACRA, as of 2026-09-16.

Frequently asked questions about Kensington Square

Where is Kensington Square?⌄

Kensington Square is at 2 Jalan Lokam, Singapore 537846, in the Hougang planning area.

What is Kensington Square zoned as?⌄

Kensington Square sits on land zoned commercial & residential under the URA Master Plan, with a gross plot ratio of 1.4.

What is the tenure of Kensington Square?⌄

Kensington Square is freehold.

What have units at Kensington Square sold for?⌄

Across 36 recorded transactions, the median price is S$4,842 psf. The latest was in December 2025.

What is the nearest MRT station to Kensington Square?⌄

Bartley MRT is the closest, 444 m away (about a 7-minute walk).

How many businesses are registered at Kensington Square?⌄

83 businesses are currently registered at this address with ACRA. That is a measure of registered addresses, not of how many businesses physically occupy the building.

For agents · in the PropKaki app

The facts are here — now get the verdict on Kensington Square.

Ask what a unit here would fetch, what the zone allows, or how it compares.

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Tell me about Kensington Square — recent transactions, zoning and what's listed there.

Here's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.

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This development is also registered as the residential project Kensington Square.

Read the figures right

Completion year: as CommercialGuru states it, not checked against an official record. Sales records start in 1995, which says nothing about when a building was built.

Developer: as CommercialGuru names it, not checked against an official record.

Total units: CommercialGuru's own figure, not a verified count. Units with a recorded sale (URA caveats) are a separate figure and a lower bound.

Strata lots: the lot count in the development's MCST (BCA's register) — the whole development, homes included where it is mixed; a single-owner mall or tower can be one lot.

Strata formed: the year the MCST was set up (BCA's register). NOT the year the building was completed — an MCST forms after TOP, sometimes years later. Never state it as the building's age.

Managing agent: as BCA's MCST register names it; it can change between register updates.

Submarket: PropKaki's own map from URA's planning subzones (CBD core, City Hall / Bugis, Orchard, city fringe, regional centres, suburban). Brokers draw these lines differently.

Changes of use: URA planning approvals recorded at this building since 2000 (any unit; renewals of a temporary permission not counted). History only — Past approvals are not today's approved use; check with URA's approved-use enquiry before signing. Never say a use is allowed, permitted or approved for a unit, and never say a use would be approved.

Station taps: average weekday fare-card taps in and out at the nearest MRT/LRT station (LTA DataMall). People passing the station's gates, not people visiting this building.

Foot-traffic score: PropKaki's relative score from nearby MRT and bus taps, workers and residents around (and, for retail, competing malls), ranked against buildings of the same kind. A percentile, not a count of people.

Company REGISTRATIONS at this address (ACRA), not a tenancy schedule. Registration does not mean the company physically occupies space here, and a low count does not mean the building is empty. Do not describe this as occupancy or vacancy.

Unbuilt GFA cannot be computed here — it needs BCA built-GFA, which covers about 5% of commercial buildings and no industrial ones. Zoning and plot ratio are on record; headroom is not.

Storeys: from OpenStreetMap (© OpenStreetMap contributors), volunteer-mapped, not an official record. Shown only because no official or listed floor count is held for this building.

Reviewed by Nathan Tang

Nathan Tang has over 10 years of property experience across condominiums, HDB flats and commercial property, specialising in property research and finance.

Figures draw on URA and JTC records, URA Master Plan zoning, ACRA registrations and live commercial-portal listings; building facts from CommercialGuru, BCA's MCST register, PropKaki's submarket map, URA planning decisions, URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model, OpenStreetMap (© OpenStreetMap contributors), the developer's sales brochure (floor plans) — see our methodology. Last updated 8 November 2026. For general information, not financial advice.

Getting there and parking: LTA DataMall passenger volumes and car parks, URA Data Service car park rates, HDB and JTC car park information (data.gov.sg) and HDB's published parking charges, Census of Population 2020 and the Singapore Department of Statistics' June 2026 resident population (Singapore Open Data Licence). The foot-traffic score is PropKaki's own relative model, not a count.

Market context: figures cited from CBRE Research (Singapore Figures) and Cushman & Wakefield (Singapore MarketBeat), each with its quarter and report; flexible-workspace centres from the operators' public location lists; collective sales from marketing agents' announcements and news reports, each linked.

Rents: URA rental statistics for office and retail space by street (IRAS-stamped contracts), JTC J-SPACE rentals by building and by street, JTC price tenders, and URA REALIS rental grids. SLA tender results and JTC posted land rents are held for state and JTC land.