Kingsford Waterbay
Kingsford Waterbay is a 99-year apartment in District 19 (Hougang) that obtained TOP in 2018, with 1,157 units across 18 blocks. Across 1,615 transactions on record, units have recently transacted around S$1.01M (S$1,445 psf, ~678 sqft). There are 201 units for sale from S$690k to S$2.58M. The lease has approximately 87 years remaining.
| Tenure | 99-year leasehold from 2014 (≈87 years left) |
|---|---|
| TOP year | 2018 |
| Developer | KINGSFORD PROPERTY DEVELOPMENT PTE LTD |
| Units | 1,157 in 18 blocks |
| District and area | District 19 · Hougang · OCR |
| Latest median psf | S$1,445 psf, last 12 URA caveats to Aug 2026 |
What's for sale and for rent at Kingsford Waterbay?
Kingsford Waterbay has 201 units listed for sale, asking S$690k to S$2.58M (median S$1,529 psf), and 70 units for rent at a median of S$3,380 a month.
For sale
201 listings
S$690k – S$2.58M
For rent
70 listings
S$866 – S$5,500 a month
| Bedrooms | For sale | Asking price | Median PSF |
|---|---|---|---|
| 1-bedroom | 42 | S$690k–S$990k | S$1,488 psf |
| 2-bedroom | 74 | S$900k–S$1.30M | S$1,567 psf |
| 3-bedroom | 70 | S$1.23M–S$2.58M | S$1,529 psf |
| 4-bedroom | 13 | S$1.55M–S$1.95M | S$1,604 psf |
| Unspecified | 2 | S$745k–S$1.10M | — |
Asking prices of units currently listed on property portals, not transacted prices.
What are the floor plans and unit sizes at Kingsford Waterbay?
Floor plans for Kingsford Waterbay aren't in PropKaki's library yet. Across 1,000 URA caveats, units range from 474 sqft to 1,948 sqft, and the middle half are 689 sqft to 915 sqft.
| Unit type | Sizes listed for sale | Asking from |
|---|---|---|
| 1-bedroom | 474 sqft to 689 sqft | S$690k · S$1,488 psf |
| 2-bedroom | 614 sqft to 872 sqft | S$900k · S$1,567 psf |
| 3-bedroom | 849 sqft to 1,625 sqft | S$1.23M · S$1,529 psf |
| 4-bedroom | 1,023 sqft to 1,216 sqft | S$1.55M · S$1,604 psf |
Check the Floor Plan Finder for Kingsford Waterbay →
Unit sizes from URA caveats. Listed sizes from current property listings.
What is the price and PSF at Kingsford Waterbay?
Units have recently transacted around S$1.01M (S$1,445 psf) (URA caveat data).
Recent median price
S$1.01M
recent · 1,615 sales on record
Median PSF
S$1,445 psf
recent transactions
Median rent (monthly)
—
0 rentals on record
Gross rental yield
—
indicative, gross
Units currently for sale are asking a median of S$1,529 psf — about 6% above the most recent transacted PSF.
Source: URA caveat data, through Aug 2026.
What has recently sold at Kingsford Waterbay?
Kingsford Waterbay has 1615 recorded sales; the most recent transacted at S$700,000 in Aug 2026 (URA caveat data).
| Date | Price | Size (sqft) | PSF |
|---|---|---|---|
| Aug 2026 | S$700,000 | 484 | S$1,445 psf |
| Aug 2026 | S$916,888 | 657 | S$1,396 psf |
| Aug 2026 | S$695,000 | 484 | S$1,435 psf |
| Aug 2026 | S$1,430,000 | 958 | S$1,493 psf |
| Aug 2026 | S$1,560,000 | 1,033 | S$1,510 psf |
| Aug 2026 | S$1,820,000 | 1,249 | S$1,458 psf |
| Aug 2026 | S$680,000 | 484 | S$1,404 psf |
| Aug 2026 | S$1,013,000 | 678 | S$1,494 psf |
| Aug 2026 | S$955,000 | 678 | S$1,408 psf |
| Aug 2026 | S$1,280,000 | 893 | S$1,433 psf |
| Jul 2026 | S$1,230,000 | 850 | S$1,446 psf |
| Jul 2026 | S$2,008,000 | 1,356 | S$1,481 psf |
1,615 sales and 0 rentals on record since Mar 2015. Source: URA.
Are prices at Kingsford Waterbay rising?
The median transacted PSF at Kingsford Waterbay has risen 15% over the past 9 years (2017–2026), from S$1,266 psf to S$1,458 psf (URA caveats).
| Year | Median PSF | Median price | Sales | YoY |
|---|---|---|---|---|
| 2026 | S$1,458 psf | S$1.04M | 45 | +0.6% |
| 2025 | S$1,450 psf | S$1.15M | 70 | -0.1% |
| 2024 | S$1,452 psf | S$1.03M | 76 | +4.8% |
| 2023 | S$1,386 psf | S$1.04M | 78 | +4.5% |
| 2022 | S$1,326 psf | S$920k | 80 | +4.7% |
| 2021 | S$1,267 psf | S$840k | 80 | +1.7% |
| 2020 | S$1,246 psf | S$650k | 22 | -5.2% |
| 2019 | S$1,314 psf | S$645k | 9 | -3.2% |
| 2018 | S$1,357 psf | S$1.15M | 218 | +7.2% |
| 2017 | S$1,266 psf | S$1.13M | 322 | — |
Yearly median transacted PSF and price; years with at least 2 recorded sales. Source: URA caveat data.
Is Kingsford Waterbay a good investment?
Of 459 units at Kingsford Waterbay that were bought and later resold (bought from 2015, resold up to 2026), 91% sold for more than they were bought for, with a median gain of 15% over a median 6.1-year hold (URA caveats, before stamp duty, agent fees and interest). Units listed now ask about 6% more per square foot than recent sales. Past resale results don't predict future returns, and this is not financial advice.
Sold for more than bought
91%
of 459 resales here
Median gain
15%
gross, before costs
Median hold
6.1 years
bought to resold
Every unit at Kingsford Waterbay with a purchase and a later resale on record, matched from URA caveats. Check the odds for your unit size and holding period →
Where is Kingsford Waterbay and what's nearby?
Kingsford Waterbay is located in Hougang, in the North-East Region of Singapore.
Kingsford Waterbay is a 99-year apartment completed in 2018. It was developed by KINGSFORD PROPERTY DEVELOPMENT PTE LTD. The development has 1,157 residential units. It sits on a land area of 27,292 sqm and has a gross floor area of 200,456 sqm. The plot ratio is 3.0.
KINGSFORD WATERBAY is located at 68 Upper Serangoon View, Singapore 533876. It is part of District 19, Serangoon Garden / Hougang / Punggol, Hougang. The project falls within the North-East Region and the OCR market segment.
Nearby amenities include Hougang Mall for shopping, NTUC Fairprice Co-operative Ltd for groceries, and Punggol Pk for greenery and recreation. Facilities in the development include Drop Off Point, Gymnasium room, Lift lobby, Main entrance, 24 hours security, and Swimming pool.
How far is Kingsford Waterbay from MRT and schools?
4 schools are within 1 km, including 1 primary school.
Schools nearby
Homes within 1 km of a primary school qualify for Primary 1 (P1) registration priority.
- Serangoon Secondary SchoolSecondary schoolwithin 1 km106 m
- Chij Our Lady Of The NativityPrimary schoolwithin 1 km · P1 priority625 m
- Holy Innocents' High SchoolSecondary schoolwithin 1 km810 m
- North Vista Secondary SchoolSecondary schoolwithin 1 km857 m
- Punggol Primary SchoolPrimary school1.0 km
- North Vista Primary SchoolPrimary school1.2 km
- Holy Innocents' Primary SchoolPrimary school1.3 km
- North Spring Primary SchoolPrimary school1.4 km
Shops, food & parks
Straight-line distances from the development. Source: PropKaki amenities data.
Who built Kingsford Waterbay and how big is the development?
Kingsford Waterbay was developed by KINGSFORD PROPERTY DEVELOPMENT PTE LTD, with 1,157 units over up to 16 storeys.
- Developer
- KINGSFORD PROPERTY DEVELOPMENT PTE LTD
- Floors
- 16 storeys
- Blocks
- 18
- Land area
- 27,292 sqm (293,768 sqft)
- Gross floor area
- 200,456 sqm (2,157,688 sqft)
- Plot ratio
- 3.00
What facilities does Kingsford Waterbay have?
Kingsford Waterbay has 6 facilities, including Drop Off Point, Gymnasium room, Lift lobby, Main entrance, and more.
What does it cost to own a unit at Kingsford Waterbay?
Buying a unit at Kingsford Waterbay (~S$1.01M) needs about S$7,415/mo in income and S$3,412/mo in repayments, after S$25,120 stamp duty and a S$253k downpayment.
Illustrative, for a Singapore Citizen buying a unit at the recent median price (S$1.01M) as their first home — 25% down, 30-year loan at 3.5% p.a. Rates as of May 2026. Run it for your own profile →
Buyer's Stamp Duty
S$25,120
BSD, tiered
Downpayment (25%)
S$253k
cash + CPF
Monthly instalment
S$3,412/mo
30y @ 3.5%
Income required
S$7,415/mo
TDSR @ stress rate
How many property agents are active around Kingsford Waterbay?
11,112 CEA-registered agents closed at least one recorded deal in District 19 — where Kingsford Waterbay sits — in the last 12 months, across all property types.
Active agents · 12mo
11,112
District 19 · closed ≥1 deal
Deals on record
72,395
all-time · all property types
Source: CEA public transaction records, attributed to District 19 across HDB, condo and landed (agent activity isn't published at project level). Browse the agent directory or compare every market segment.
Thinking about Kingsford Waterbay? Ask before you commit.
A fair-value read, recent comps and what a unit really costs — from Kingsford Waterbay's own transactions.
PropKakiRecent units at Kingsford Waterbay sold close to their fair value — solid, no obvious overpay.
Frequently asked questions about Kingsford Waterbay
Is Kingsford Waterbay freehold?⌄
No. Kingsford Waterbay is on a 99-year lease that started in 2014, with about 87 years left.
How old is Kingsford Waterbay?⌄
Kingsford Waterbay was completed (obtained TOP) in 2018, so it is about 8 years old.
Is Kingsford Waterbay a good investment?⌄
Of 459 units at Kingsford Waterbay that were bought and later resold (bought from 2015, resold up to 2026), 91% sold for more than they were bought for, with a median gain of 15% over a median 6.1-year hold (URA caveats, before stamp duty, agent fees and interest). Units listed now ask about 6% more per square foot than recent sales. Past resale results don't predict future returns, and this is not financial advice.
Is Kingsford Waterbay an EC?⌄
No. Kingsford Waterbay is a private apartment development, not an executive condominium (EC).
Who is the developer of Kingsford Waterbay?⌄
Kingsford Waterbay was developed by KINGSFORD PROPERTY DEVELOPMENT PTE LTD.
What is the price of a condo at Kingsford Waterbay?⌄
Units at Kingsford Waterbay have recently sold for around S$1.01M (S$1,445 psf), the median of the last 12 URA caveats to Aug 2026. The price depends on size, floor and facing. 201 units are listed for sale from S$690k to S$2.58M.
Where is Kingsford Waterbay located?⌄
Kingsford Waterbay is at 68 Upper Serangoon View, Singapore 533876, in Hougang (District 19).
How many units are there in Kingsford Waterbay?⌄
Kingsford Waterbay has 1,157 units in 18 blocks, up to 16 storeys high.
How much do I need to earn to buy at Kingsford Waterbay?⌄
For a unit around S$1.01M as a first home, you'd need roughly S$7,415/mo in income (assessed at the stress-test rate), with repayments near S$3,412/mo after a S$253k (25%) downpayment and S$25,120 Buyer's Stamp Duty.
Are prices at Kingsford Waterbay going up?⌄
The median price per square foot at Kingsford Waterbay has risen about 15% between 2017 and 2026, based on URA caveats. The year-by-year figures are in the price-trend table above.
Which primary schools are within 1 km of Kingsford Waterbay?⌄
Chij Our Lady Of The Nativity is within 1 km of Kingsford Waterbay. Homes within 1 km of a primary school get priority in Primary 1 (P1) registration.