CommercialRESIDENTIALLeaseholdDistrict 19 · Hougang

Kingsford Waterbay

Reviewed by Nathan TangUpdated 8 November 2026Data through Apr 2015

Quick Summary

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 1 live company registration at this address.

The facts are here — now get the verdict on Kingsford Waterbay.

Ask PropKaki

What are the key facts about Kingsford Waterbay?

Key takeawayKingsford Waterbay is a commercial building in District 19 · Hougang, zoned RESIDENTIAL, held leasehold.

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
Completed: Not on record
Storeys: 1 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 1,171
Managing agent: REALTYLINK CONSULTANCY PTE LTD
Strata formed: 2019 (MCST 4714)
Submarket: Suburban
Units with a recorded sale: At least 6
Transactions on record: 6 (records start 1995)
Live listings: 2
ACRA registrations: 1

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?

Key takeawayKingsford Waterbay sits on land zoned RESIDENTIAL with a gross plot ratio of 3.0.

Land-use zone: RESIDENTIAL
Gross plot ratio: 3.0

Run the full zoning report for this building →

What has Kingsford Waterbay sold for?

Key takeaway6 transactions are on record since 1995, most recently in Apr 2015 — too few to support a median, so the deals themselves are listed instead.

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. sqm ↔ sq ft converter

What does space at Kingsford Waterbay 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 Kingsford Waterbay

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 Kingsford Waterbay

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 1 unit for rent; 1 unit 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 0 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 Kingsford Waterbay?

Key takeawayURA has approved 9 changes of use at Kingsford Waterbay since 2000, most recently in 2026. 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.

31 Mar 2026ApprovedFloor 1
Change of use to shop
Proposed change of use of unit #01-XX to shop
5 Jun 2025ApprovedFloor 1
Change of use to commercial school
Proposed change of use of unit #01-XX to commercial school
26 May 2025RenewedFloor 1
Continued use as childcare centre
Continued use of units #01-XX and #01-XX as childcare centre
30 Jun 2023RenewedFloor 1
Continued use as childcare centre
Continued use of units #01-XX and #01-XX as childcare centre
9 Mar 2023ApprovedFloor 1
Change of use to commercial school
Proposed change of use of unit #01-XX to commercial school
28 Dec 2022ApprovedFloor 1
Change of use to clinic
Proposed change of use of unit #01-XX to clinic
16 Aug 2021ApprovedFloor 1
Change of use to ice cream cafe
Proposed change of use of unit #01-XX to ice cream cafe
2 Aug 2021ApprovedFloor 1
Change of use to childcare centre
Proposed change of use of units #01-XX and #01-XX to childcare centre
16 Jul 2021ApprovedFloor 1
Change of use to foot reflexology shop
Proposed change of use of unit #01-XX to foot reflexology shop
22 Nov 2019ApprovedFloor 1
Change of use to commercial school
Proposed change of use of part of unit #01-XX to commercial school - kingsford waterbay
4 Jul 2019ApprovedFloor 1
Change of use to shop
Proposed change of use of unit #01-XX to shop (hair and beauty salon)

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 Upper Serangoon View 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 Kingsford Waterbay?

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 Kingsford Waterbay right now?

Key takeaway2 units are currently listed at Kingsford Waterbay — 1 for sale and 1 for rent. One row per unit; several agents often market the same unit.

For sale (1)

50 Upper Serangoon View - 99yr Retail ShopsS$1.28M · 430 sqft

For rent (1)

Kingsford Waterbay2 agentsS$4k/mo · 431 sqft

Browse every listing at this building →

What is near Kingsford Waterbay?

Amenities nearby

Opp S'goon Sec Sch · 21 mEducational Institution · 34 mProhealth Medical Group @ Hougang · 333 mPlace Of Worship · 462 mPunggol Park Community Centre · 839 m

Competing premises nearby

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

NTUC Fairprice Co-operative Ltd · 337 mHougang Mall · 1.1 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Kingsford Waterbay

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Kangkar, 1.0 km away. 4 public car parks are within 500 m.

Foot traffic: busier than 7% of retail buildings

no MRT/LRT within 1 km (nearest Kangkar, 1.0 km); bus stops within 400 m: 5, about 8,437 taps a weekday; Hougang: 43,772 resident workers (Census 2020, by workplace); about 51,000 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.

Bus

5 bus stops within 400 m, with 8,437 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 475 Upper Serangoon Crescent (HDB)299 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 659 car lots
Blk 473 Upper Serangoon Crescent (HDB)336 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 408 car lots
Blk 476 Upper Serangoon View (HDB)388 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 566 car lots
Blk 470 Upper Serangoon Crescent (HDB)487 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 563 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: Service Rd (Jln Kelulu T), 3.2 km away, S$90/month.

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

Who's registered at Kingsford Waterbay?

Key takeaway1 live company (and LLPs and branches; sole proprietors are not counted) list Kingsford Waterbay as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
1
Accommodation and food services
0

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. ACRA, as of 2026-09-16.

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.

For agents · in the PropKaki app

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.

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Tell me about Kingsford Waterbay — 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 Kingsford Waterbay.

Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

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.

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 BCA's MCST register, PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), PropKaki's foot-traffic model, OpenStreetMap (© OpenStreetMap contributors) — 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.