Projects
KINGSFORD WATERBAY
D19 / Serangoon Garden, Hougang, Punggol
Address 80 UPPER SERANGOON VIEW KINGSFORD WATERBAY SINGAPORE 533878
Open map
Apartment, Non-Landed Properties, Semi-Detached House, Terrace House 1,377 transactions 99-year leasehold from 2014 Updated Mar 2026
Property image pending
Project read
Quick summary about KINGSFORD WATERBAY
Kingsford Waterbay is a 99-year leasehold from 2014 apartment, non-landed properties, semi-detached house, terrace house in D19 / Serangoon Garden, Hougang, Punggol. Kingsford Waterbay currently has 1,002 rental contracts and 375 sale transactions, covering May 2021 to Mar 2026.
- Typical rent is $3,000 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $1,000,000, with median sale PSF at $1,385 psf and total recorded sale value of $398.2M.
- Rent is down 6.3% over the last 3 months. Sale PSF is up 0.1% over the last 3 months.
Project facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 2014
Property type Apartment, Non-Landed Properties, Semi-Detached House, Terrace House
Sale records 375 resale transactions
Total sold value $398.2M
Data coverage
URA records on this page start May 2021 and run through Mar 2026.
Rental contracts 1,002 May 2021 to Feb 2026
Sale transactions 375 May 2021 to Mar 2026
Rent trend -6.3% Last 3 months
Sale PSF trend 0.1% Last 3 months
Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
HOUGANG MRT STATION (NE14) 1.41 km away
BUANGKOK MRT STATION (NE15) 1.46 km away
HOUGANG MRT STATION 1.46 km away
Schools nearby
SERANGOON SECONDARY SCHOOL 0.26 km away
NORTH VISTA SECONDARY SCHOOL 0.81 km away
PUNGGOL PRIMARY SCHOOL 1.1 km away
NORTH VISTA PRIMARY SCHOOL 1.2 km away
Amenities
HOUGANG GREEN SHOPPING MALL Mall / retail · 1.86 km away
SHENG SIONG HOUGANG RIVERCOURT Daily needs · 1.71 km away
SERANGOON PARK CONNECTOR Park / green link · 0.74 km away
BUANGKOK HAWKER CENTRE Food centre · 1.59 km away
Market trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,100 287 rental contracts in view
Latest median sale PSF $1,459 psf 100 sale transactions in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Mar 2026 0 - 3 $1,459 psf $1,040,000
Feb 2026 17 $3,100 4 $1,446 psf $895,444
Jan 2026 15 $2,850 4 $1,472 psf $1,228,444
Dec 2025 15 $3,000 3 $1,505 psf $720,000
Nov 2025 13 $3,200 7 $1,453 psf $990,000
Oct 2025 22 $3,200 1 $1,457 psf $1,490,000
Sept 2025 6 $3,150 3 $1,439 psf $990,000
Aug 2025 20 $3,100 7 $1,484 psf $1,065,000
Jul 2025 21 $3,200 7 $1,455 psf $1,200,000
Jun 2025 15 $3,200 5 $1,445 psf $1,320,000
May 2025 22 $2,850 2 $1,439 psf $1,094,000
Apr 2025 22 $3,100 6 $1,474 psf $1,017,675
Similar projects nearby
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2012 PARC CENTROS 3.0 km away 838 transactions
- Median rent
- $3,300
- Median sale PSF
- $1,411 psf
- Median rent
- $3,000
- Median sale PSF
- $1,274 psf
- Median rent
- $2,800
- Median sale PSF
- $1,410 psf
- Median rent
- $3,100
- Median sale PSF
- $1,579 psf
- Median rent
- $3,300
- Median sale PSF
- $1,322 psf
- Median rent
- $3,450
- Median sale PSF
- $1,406 psf
Rent by bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $2,600 $2,538 332
2 bed $3,200 $3,124 461
3 bed $3,600 $3,621 200
4 bed $4,750 $4,617 6
5 bed $5,200 $5,200 3
Rent by floor area
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
400 to 500 sqft $2,600 $2,523 307
600 to 700 sqft $3,150 $3,083 443
700 to 800 sqft $3,200 $3,164 18
800 to 900 sqft $3,600 $3,563 188
900 to 1,000 sqft $3,550 $3,430 20
1,000 to 1,100 sqft $4,100 $4,081 16
1,100 to 1,200 sqft $4,700 $4,700 1
1,200 to 1,300 sqft $4,800 $4,675 4
Sale price by floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $972,500 $1,373 psf 86
06 to 10 $1,004,444 $1,378 psf 126
11 to 15 $988,000 $1,420 psf 131
16 to 20 $1,420,000 $1,294 psf 27
- $2,230,000 $1,381 psf 5
Latest transactions
Most recent URA rental contracts and sale transactions for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
KINGSFORD WATERBAY shows a typical monthly rent of $3,000 across 1,002 rental contracts. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $3,000
Rental contracts 1,002
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Recent sales at KINGSFORD WATERBAY point to a typical sale price of $1,000,000 and $1,385 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $1,000,000
Median PSF $1,385 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 2014 should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. KINGSFORD WATERBAY has 375 sale transactions in this dataset, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $398.2M
Latest update Mar 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
District context
Use D19 to compare KINGSFORD WATERBAY against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from recorded URA private residential rental contracts. Rent is shown as monthly rent.
Sale figures come from recorded private residential sale transactions. PSF and total selling value are shown where sale records include the needed fields.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
KINGSFORD WATERBAY FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at KINGSFORD WATERBAY?
Based on the URA rental records currently loaded for KINGSFORD WATERBAY, the median monthly rent is $3,000 across 1,002 rental contracts.
What is the typical sale price at KINGSFORD WATERBAY?
The median sale price for KINGSFORD WATERBAY is $1,000,000, based on 375 URA sale transactions in the local dataset.
What is the median sale PSF at KINGSFORD WATERBAY?
The median sale price per square foot for KINGSFORD WATERBAY is $1,385 psf. The average sale PSF is $1,385 psf.
Is KINGSFORD WATERBAY freehold or leasehold?
KINGSFORD WATERBAY is listed as 99-year leasehold from 2014. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is KINGSFORD WATERBAY located?
KINGSFORD WATERBAY is located at 80 UPPER SERANGOON VIEW KINGSFORD WATERBAY SINGAPORE 533878 in D19 / Serangoon Garden, Hougang, Punggol.
How current is the KINGSFORD WATERBAY transaction data?
The URA records on this page start from May 2021 and run through Mar 2026. The page is rebuilt after local data refresh runs.