KINGSFORD WATERBAY
District 19 · UPPER SERANGOON VIEW
Overview
KINGSFORD WATERBAY is a 99-year leasehold condominium in District 19, Singapore, completed in 2018 with 1165 units. The average transacted price is $1,367/sqft based on 406 recorded transactions. Nearby MRT: HOUGANG MRT STATION, KANGKAR LRT STATION.
Price Trends
Price Data (SGD)
Developer:Kingsford Property Development Pte Ltd
KINGSFORD WATERBAY
Property Summary
Location
78 Upper Serangoon View, District 19
Tenure
99-year leasehold commencing from 3 March 2014
Units
1,165 units
Completion
TOP: December 2018, Legal Completion: November 2021
Developer
Kingsford Property Development Pte. Ltd.
Floors/Blocks
9 blocks of 16-storey residential buildings
Site Area
293,806 sqft (27,295.3 sqm)
Information is subject to change and should be verified independently.
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Nearby Transport
- HOUGANG MRT STATIONExit B1.32 km • 16 min walk
- KANGKAR LRT STATIONExit B1.48 km • 18 min walk
Nearby Transport
Nearby Transport
- HOUGANG MRT STATIONExit B1.32 km • 16 min walk
- KANGKAR LRT STATIONExit B1.48 km • 18 min walk
Nearby Schools
Nearby Schools
- SERANGOON SECONDARY SCHOOLSECONDARY0.17 km away
- CHIJ OUR LADY OF THE NATIVITYPRIMARY0.54 km away
- HOLY INNOCENTS' HIGH SCHOOLSECONDARY0.69 km away
- NORTH VISTA SECONDARY SCHOOLSECONDARY0.96 km away
- PUNGGOL PRIMARY SCHOOLPRIMARY1.03 km away
Nearby Supermarkets
Nearby Supermarkets
- FAIRPRICE0.75 km away•NTUC FAIRPRICE CO-OPERATIVE LTD
- DANISHA TRADING0.75 km away•DANISHA TRADING PTE. LTD.
- CHOP AH TAT MINI SUPERMARKET1.68 km away•TAN CHUAN BOON
- COLD STORAGE1.71 km away•COLD STORAGE SINGAPORE (1983) PTE LTD
- CHIN GUAN HIN MINIMART2.23 km away•LIM KING CHEW
Property Analysis
Kingsford Waterbay is a 99-year leasehold apartment development located in District 19, with the leasehold period starting from 2014. The project features a median transaction price of $1,017,500 and a recorded PSF range between $1,381 and $1,584.
AI-generated analysis based on available market data. Last updated 17 March 2026. This content is for informational purposes only and should not be considered financial advice.
Financial Breakdown
Estimated costs based on median transaction price
Median Price
$985,000
Buyer's Stamp Duty
$25,300
Down Payment (25%)
$254,375
Est. Monthly Payment
$3,820/mo
25-year loan at 3.5%
Eligibility Check
Estimate stamp duty based on your buyer profile
ABSD Rate
0%
ABSD Amount
$0
BSD Amount
$25,300
Total Stamp Duty
$25,300
Estimated Monthly Payment
$3,820/mo
Neighbourhood Amenities
Transport
2- HOUGANG MRT STATION
- KANGKAR LRT STATION
Education
14- SERANGOON SECONDARY SCHOOL
- CHIJ OUR LADY OF THE NATIVITY
- HOLY INNOCENTS' HIGH SCHOOL
- +11 more nearby
Convenience
10- FAIRPRICE
- DANISHA TRADING
- FAIRPRICE
- +7 more nearby
Rental Yield
Estimated gross yield for investors
Gross Yield
4.8%
AttractiveMonthly Rent
$3,900/mo
Median rental price
Annual Rental Income
$46,800/yr
Based on median rent
Recent Transactions
(406 of 406)| Date | Project Name | Address | Size (sqm) | Price | PSF | Floor | Type | Segment | District | Tenure |
|---|---|---|---|---|---|---|---|---|---|---|
| 2026-01 | KINGSFORD WATERBAY | UPPER SERANGOON VIEW | 64 sqm (689 sqft) | $1,045,000 | $1517/sqft | 11-15 | Apartment | OCR | 19 | 99 yrs lease commencing from 2014 (87 yrs remaining) |
| 2026-01 | KINGSFORD WATERBAY | UPPER SERANGOON VIEW | 44 sqm (474 sqft) | $713,000 | $1505/sqft | 06-10 | Apartment | OCR | 19 | 99 yrs lease commencing from 2014 (87 yrs remaining) |
| 2025-12 | KINGSFORD WATERBAY | UPPER SERANGOON VIEW | 102 sqm (1098 sqft) | $1,570,000 | $1430/sqft | 16-20 | Apartment | OCR | 19 | 99 yrs lease commencing from 2014 (87 yrs remaining) |
| 2025-12 | KINGSFORD WATERBAY | UPPER SERANGOON VIEW | 63 sqm (678 sqft) | $1,073,888 | $1584/sqft | 01-05 | Apartment | OCR | 19 | 99 yrs lease commencing from 2014 (87 yrs remaining) |
| 2025-12 | KINGSFORD WATERBAY | UPPER SERANGOON VIEW | 89 sqm (958 sqft) | $1,323,000 | $1381/sqft | 06-10 | Apartment | OCR | 19 | 99 yrs lease commencing from 2014 (87 yrs remaining) |
| 2025-12 | KINGSFORD WATERBAY | UPPER SERANGOON VIEW | 64 sqm (689 sqft) | $980,000 | $1423/sqft | 01-05 | Apartment | OCR | 19 | 99 yrs lease commencing from 2014 (87 yrs remaining) |
| 2025-12 | KINGSFORD WATERBAY | UPPER SERANGOON VIEW | 45 sqm (484 sqft) | $732,000 | $1511/sqft | 11-15 | Apartment | OCR | 19 | 99 yrs lease commencing from 2014 (87 yrs remaining) |
| 2025-12 | KINGSFORD WATERBAY | UPPER SERANGOON VIEW | 63 sqm (678 sqft) | $990,000 | $1460/sqft | 06-10 | Apartment | OCR | 19 | 99 yrs lease commencing from 2014 (87 yrs remaining) |
| 2025-12 | KINGSFORD WATERBAY | UPPER SERANGOON VIEW | 44 sqm (474 sqft) | $688,000 | $1453/sqft | 06-10 | Apartment | OCR | 19 | 99 yrs lease commencing from 2014 (87 yrs remaining) |
| 2025-11 | KINGSFORD WATERBAY | UPPER SERANGOON VIEW | 95 sqm (1023 sqft) | $1,490,000 | $1457/sqft | 11-15 | Apartment | OCR | 19 | 99 yrs lease commencing from 2014 (87 yrs remaining) |
| 2025-10 | KINGSFORD WATERBAY | UPPER SERANGOON VIEW | 64 sqm (689 sqft) | $990,000 | $1437/sqft | 06-10 | Apartment | OCR | 19 | 99 yrs lease commencing from 2014 (87 yrs remaining) |
| 2025-10 | KINGSFORD WATERBAY | UPPER SERANGOON VIEW | 82 sqm (883 sqft) | $1,270,000 | $1439/sqft | 01-05 | Apartment | OCR | 19 | 99 yrs lease commencing from 2014 (87 yrs remaining) |
| 2025-10 | KINGSFORD WATERBAY | UPPER SERANGOON VIEW | 44 sqm (474 sqft) | $730,000 | $1541/sqft | 11-15 | Apartment | OCR | 19 | 99 yrs lease commencing from 2014 (87 yrs remaining) |
| 2025-09 | KINGSFORD WATERBAY | UPPER SERANGOON VIEW | 64 sqm (689 sqft) | $1,038,000 | $1507/sqft | 06-10 | Apartment | OCR | 19 | 99 yrs lease commencing from 2014 (87 yrs remaining) |
| 2025-09 | KINGSFORD WATERBAY | UPPER SERANGOON VIEW | 82 sqm (883 sqft) | $1,310,000 | $1484/sqft | 06-10 | Apartment | OCR | 19 | 99 yrs lease commencing from 2014 (87 yrs remaining) |
| 2025-09 | KINGSFORD WATERBAY | UPPER SERANGOON VIEW | 64 sqm (689 sqft) | $1,065,000 | $1546/sqft | 06-10 | Apartment | OCR | 19 | 99 yrs lease commencing from 2014 (87 yrs remaining) |
| 2025-09 | KINGSFORD WATERBAY | UPPER SERANGOON VIEW | 44 sqm (474 sqft) | $725,000 | $1531/sqft | 11-15 | Apartment | OCR | 19 | 99 yrs lease commencing from 2014 (87 yrs remaining) |
| 2025-09 | KINGSFORD WATERBAY | UPPER SERANGOON VIEW | 83 sqm (893 sqft) | $1,290,000 | $1444/sqft | 01-05 | Apartment | OCR | 19 | 99 yrs lease commencing from 2014 (87 yrs remaining) |
| 2025-09 | KINGSFORD WATERBAY | UPPER SERANGOON VIEW | 79 sqm (850 sqft) | $1,148,000 | $1350/sqft | 06-10 | Apartment | OCR | 19 | 99 yrs lease commencing from 2014 (87 yrs remaining) |
| 2025-09 | KINGSFORD WATERBAY | UPPER SERANGOON VIEW | 45 sqm (484 sqft) | $693,000 | $1431/sqft | 01-05 | Apartment | OCR | 19 | 99 yrs lease commencing from 2014 (87 yrs remaining) |
Showing 1 to 20 of 406 results
Market Statistics
Properties For Sale (4)
Properties For Rent (4)
Frequently Asked Questions
What is the tenure and commencement year of Kingsford Waterbay?
Kingsford Waterbay is a 99-year leasehold property. The lease for this development commenced in 2014.
What is the median price and PSF for units in this project?
The median price for units is $1,017,500, while the median PSF is $1,371.427. These figures are derived from a total of 406 transactions recorded for the project.
What are the recent transaction prices for the 474 sqft units?
A 474 sqft unit sold for $688,000 at $1,453 psf in December 2025. Another unit of the same size transacted at $713,000 at $1,505 psf in January 2026.
What is the highest PSF recorded in recent transactions?
The highest PSF among recent transactions was $1,584 psf for a 678 sqft unit sold on 1 December 2025. This specific transaction had a total price of $1,073,888.
How many transactions have been recorded for this development?
There have been a total of 406 transactions recorded for Kingsford Waterbay. Recent sales activity includes five transactions occurring between December 2025 and January 2026.
What is the price for a unit of approximately 689 sqft?
A 689 sqft unit was recently sold on 1 January 2026 for $1,045,000. This transaction represents a unit rate of $1,517 psf.
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