Kingsford Waterbay
Kingsford Waterbay is a commercial building in District 19 · Hougang, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 3.0. It is leasehold with roughly 87 years remaining. 6 transactions are on record since 1995, most recently in Apr 2015. 2 units are currently listed for sale or rent. ACRA records 3 live company registrations at this address.
What are the key facts about Kingsford Waterbay?
- Asset class
- Commercial
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 3.0
- Tenure
- Leasehold
- District / Area
- District 19 · Hougang
- Address
- 50 Upper Serangoon View
- Land area
- 27,197 sqm
- Transactions on record
- 6 (records start 1995)
- Live listings
- 2
- ACRA registrations
- 3
About Kingsford Waterbay
Kingsford Waterbay is a mixed-use building in Hougang (District 19). It is located along Upper Serangoon View, Singapore 533893.
Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 3.
The site is leasehold, with about 87 years remaining on the lease. It occupies roughly 27,197 sqm of land with about 90,065 sqm of gross floor area.
6 transactions have been recorded here, at a median of S$2,701 psf. The most recent was in April 2015.
3 businesses are currently registered at this address with ACRA.
The closest bus stop (Opp S'goon Sec Sch) is 21 m away (about a 0-minute walk).
What is Kingsford Waterbay zoned as?
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 3.0
What has Kingsford Waterbay sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Apr 2015 | Retail | S$1.13M | 452 sqft | $2,500 |
| Apr 2015 | Retail | S$1.16M | 431 sqft | $2,701 |
| Mar 2015 | Retail | S$1.16M | 431 sqft | $2,701 |
| Mar 2015 | Retail | S$1.16M | 431 sqft | $2,701 |
| Mar 2015 | Retail | S$1.16M | 431 sqft | $2,701 |
| Mar 2015 | Retail | S$1.16M | 431 sqft | $2,701 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like.
How does Upper Serangoon View price?
Too few strata sales on this street to support a median — the count is shown without one.
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near Kingsford Waterbay?
Indicative area yield — District 19 retail
An INDICATIVE AREA yield for District 19 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 19 ($ psm/month, 2026Q2)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| B1 & Below · 30 & Below | $63.18 | $70.59 | $323.45 |
| Level 2 & 3 · 30 & Below | $44.44 | $66.00 | $73.08 |
| Level 1 · 30 & Below | $65.69 | $92.24 | $377.30 |
| Level 2 & 3 · >30 - 100 | $147.73 | $234.51 | $281.12 |
| Level 1 · >30 - 100 | $107.69 | $250.70 | $306.57 |
| B1 & Below · >30 - 100 | $257.47 | $297.67 | $372.67 |
| Level 2 & 3 · >100 - 300 | $109.91 | $140.32 | $169.42 |
| Level 1 · >100 - 300 | $183.40 | $220.71 | $251.55 |
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 Kingsford Waterbay right now?
For sale (1)
- 50 Upper Serangoon View - 99yr Retail ShopsS$1.28M · 430 sqft
For rent (1)
- Kingsford Waterbay2 agentsS$4k/mo · 431 sqft
What is near Kingsford Waterbay?
Amenities nearby
Competing premises nearby
Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.
Straight-line distances. Source: PropKaki amenities data.
How many companies are registered at Kingsford Waterbay?
- Live registrations
- 3
- Registered last 3 years
- 2
- Most common type
- Sole Proprietorship/ Partnership
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.
Frequently asked questions about Kingsford Waterbay
Where is Kingsford Waterbay?⌄
Kingsford Waterbay is at 50 Upper Serangoon View, Singapore 533893, in the Hougang planning area.
What is Kingsford Waterbay zoned as?⌄
Kingsford Waterbay sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 3.
What is the tenure of Kingsford Waterbay?⌄
Kingsford Waterbay is leasehold. About 87 years remain on the lease.
What have units at Kingsford Waterbay sold for?⌄
Across 6 recorded transactions, the median price is S$2,701 psf. The latest was in April 2015.
How many businesses are registered at Kingsford Waterbay?⌄
3 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.
The facts are here — now get the verdict on Kingsford Waterbay.
Ask what a unit here would fetch, what the zone allows, or how it compares.
PropKakiHere's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.
This development is also registered as the residential project Kingsford Waterbay.