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 1,602 transactions on record, units have recently transacted around S$1.04M (S$1,467 psf, ~689 sqft). There are 138 units for sale from S$680k to S$2.58M. The lease has approximately 87 years remaining.
What are the key facts about 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.
- Tenure
- 99-year
- TOP / Completion
- 2018
- Developer
- KINGSFORD PROPERTY DEVELOPMENT PTE LTD
- Total units
- 1,157
- Blocks
- 18
- District / Area
- District 19 (Hougang)
- Market segment
- OCR
- Median PSF
- S$1,467 psf
- Last transacted
- Jul 2026
- Remaining lease
- ≈ 87 years
What is the price and PSF at Kingsford Waterbay?
Units have recently transacted around S$1.04M (S$1,467 psf) (URA caveat data).
Recent median price
S$1.04M
recent · 1,602 sales on record
Median PSF
S$1,467 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$1,527 psf — about 4% above the most recent transacted PSF.
Source: URA caveat data, through Jul 2026.
What has recently sold at Kingsford Waterbay?
Kingsford Waterbay has 1602 recorded sales; the most recent transacted at S$905,000 in Jul 2026 (URA caveat data).
| Date | Price | Size (sqft) | PSF |
|---|---|---|---|
| Jul 2026 | S$905,000 | 635 | S$1,425 psf |
| Jun 2026 | S$1,600,000 | 1,109 | S$1,443 psf |
| Jun 2026 | S$1,248,000 | 883 | S$1,414 psf |
| Jun 2026 | S$1,230,000 | 721 | S$1,706 psf |
| May 2026 | S$1,590,000 | 1,033 | S$1,539 psf |
| May 2026 | S$975,000 | 678 | S$1,438 psf |
| May 2026 | S$1,440,000 | 1,001 | S$1,438 psf |
| May 2026 | S$1,025,000 | 678 | S$1,512 psf |
| May 2026 | S$900,000 | 614 | S$1,467 psf |
| May 2026 | S$1,250,000 | 850 | S$1,470 psf |
| May 2026 | S$1,043,000 | 689 | S$1,514 psf |
| May 2026 | S$1,030,000 | 678 | S$1,519 psf |
1,602 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 16% over the past 9 years (2017–2026), from S$1,255 psf to S$1,459 psf (URA caveats).
| Year | Median PSF | Median price | Sales | YoY |
|---|---|---|---|---|
| 2026 | S$1,459 psf | S$1.04M | 32 | +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 | +8.1% |
| 2017 | S$1,255 psf | S$1.13M | 335 | — |
Yearly median transacted PSF and price; years with at least 2 recorded sales. Source: URA caveat data.
How many property agents are active around Kingsford Waterbay?
11,111 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
11,111
District 19 · closed ≥1 deal
Deals on record
72,282
all-time · all property types
Source: CEA public transaction records, attributed to District 19across HDB, condo and landed (agent activity isn't published at project level). Browse the agent directory or compare every market segment.
What bedroom types are available at Kingsford Waterbay?
Kingsford Waterbay has 138 units listed for sale, spanning 0–4-bedroom layouts.
Based on units currently listed for sale.
| Bedrooms | For sale | Price range | Median PSF |
|---|---|---|---|
| 0-bedroom | 1 | S$1.10M–S$1.10M | S$1,597 psf |
| 1-bedroom | 33 | S$680k–S$990k | S$1,488 psf |
| 2-bedroom | 51 | S$900k–S$1.20M | S$1,592 psf |
| 3-bedroom | 42 | S$1.23M–S$2.58M | S$1,498 psf |
| 4-bedroom | 9 | S$1.55M–S$2.00M | S$1,604 psf |
| Unspecified | 2 | S$745k–S$1.10M | — |
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.
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
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.
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$1.04M) needs about S$7,635/mo in income and S$3,513/mo in repayments, after S$26,320 stamp duty and a S$261k downpayment.
Illustrative, for a Singapore Citizen buying a unit at the recent median price (S$1.04M) 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$26,320
BSD, tiered
Downpayment (25%)
S$261k
cash + CPF
Monthly instalment
S$3,513/mo
30y @ 3.5%
Income required
S$7,635/mo
TDSR @ stress rate
Weighing it up as an investment? Gauge the odds with the profitability model, or read how to tell if a condo is profitable →
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
How much does a unit at Kingsford Waterbay cost?⌄
Units at Kingsford Waterbay have recently transacted around S$1.04M (S$1,467 psf), from 1,602 sales on record (URA caveats). The exact price depends on size, floor and facing.
How much do I need to earn to buy at Kingsford Waterbay?⌄
For a unit around S$1.04M as a first home, you'd need roughly S$7,635/mo in income (assessed at the stress-test rate), with repayments near S$3,513/mo after a S$261k (25%) downpayment and S$26,320 Buyer's Stamp Duty.
Is Kingsford Waterbay a good investment?⌄
current asking prices sit about 4% above the most recent transacted PSF; median PSF has risen about 16% since 2017. Whether it suits you depends on your budget, holding period and the unit's size, floor and facing — all summarised on this page from URA data.
Are prices at Kingsford Waterbay going up?⌄
The median transacted PSF at Kingsford Waterbay has risen about 16% between 2017 and 2026, based on URA caveats. Year-by-year figures are in the price-trend table above.
Is Kingsford Waterbay freehold or leasehold?⌄
Kingsford Waterbay is 99-year, with approximately 87 years remaining on the lease.
When was Kingsford Waterbay built and who developed it?⌄
Kingsford Waterbay obtained TOP in 2018, developed by KINGSFORD PROPERTY DEVELOPMENT PTE LTD, with 1,157 units across 18 blocks.
How many units are for sale at Kingsford Waterbay?⌄
There are 138 units for sale at Kingsford Waterbay, from S$680k to S$2.58M.
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 qualify for Primary 1 (P1) registration priority.