Rent vs D19 -16.2%
Rents below district median
Kingsford Waterbay's latest 12-month median rent is $3,100 compared with the D19 median of $3,700 for the same period. Use this district check before narrowing by bedroom and area band.
Kingsford Waterbay rent and sale price
D19 / Serangoon Garden, Hougang, Punggol
Address 80 Upper Serangoon View Kingsford Waterbay Singapore 533878
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Quick summary about Kingsford Waterbay
Kingsford Waterbay is a 99-year leasehold apartment in D19 / Serangoon Garden, Hougang, Punggol. The page currently tracks 1,070 rentals and 399 sales. Kingsford Waterbay is near HOUGANG MRT STATION (NE14), about 1.41 km away.
For rent checks, start with the latest 12-month median of $3,100 per month and compare it with the full-history size-band range of $2,600 to $5,200. For sale checks, start with the latest 12-month median sale price of $1,044,000 and median sale PSF of $1,458 psf, then compare full-history floor-band evidence from $970,000 to $2,230,000 and PSF from $1,294 psf to $1,430 psf.
- Latest 12M median rent is $3,100 per month from 197 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,044,000, with median sale PSF at $1,458 psf from 56 sales.
- Rent is down 3.2% over the last 3 months. Sale PSF is down 0.2% over the last 3 months.
Kingsford Waterbay Market Brief
Compare the project with D19 across rent, sale PSF, tenure and transaction activity.
Compared with D19
Sale PSF vs D19 -12.6%
Sale PSF below district median
Kingsford Waterbay's latest 12-month median sale PSF is $1,458 psf versus the D19 median of $1,669 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.56%
Rent support above district screen
Gross yield is roughly 3.56% versus a D19 screen of 2.58%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 11.3% spread
Rent looks stable
Recent monthly median rents stayed within a tight 11.3% band.
Market activity +0.0%
Activity is steady
Recent transaction volume is close to the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 2014 matters most on sale price. Compare Kingsford Waterbay against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $3,100
Is the asking rent fair?
$2,950 to $3,250 is the first fair-rent band to check. Above $3,250 should have a visible reason.
Latest 12M median sale PSF $1,458 psf
Is the purchase price fair?
$1,010,000 to $1,080,000 and $1,410 to $1,500 psf are the first sale checks before adjusting for floor, size, view and condition.
2 bed rent $3,200
Are similar units renting for more?
2 bed and 600 to 700 sqft give the closest unit-size checks.
Rent stability 11.3% spread
Is rent stable here?
Rent looks stable. Recent monthly median rents stayed within a tight 11.3% band.
Transaction volume +0.0%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Kingsford Waterbay 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
Sales 399 resale transactions
Total sold value $426.6M
Kingsford Waterbay Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 1,070 Jun 2021 to Jul 2026
Sale transactions 399 Jun 2021 to Aug 2026
Rent trend -3.2% Last 3 months
Sale PSF trend -0.2% Last 3 months
Kingsford Waterbay 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
Kingsford Waterbay Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,200 292 rentals in view
Latest median sale PSF $1,421 psf 92 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Aug 2026 0 - 4 $1,421 psf $1,117,500
Jul 2026 17 $3,200 4 $1,462 psf $1,076,500
Jun 2026 14 $2,900 3 $1,443 psf $1,248,000
May 2026 20 $3,000 8 $1,491 psf $1,036,500
Apr 2026 17 $3,100 8 $1,414 psf $995,000
Mar 2026 17 $3,100 4 $1,446 psf $895,444
Feb 2026 15 $2,850 4 $1,472 psf $1,228,444
Jan 2026 15 $3,000 3 $1,505 psf $720,000
Dec 2025 13 $3,200 7 $1,453 psf $990,000
Nov 2025 22 $3,200 1 $1,457 psf $1,490,000
Oct 2025 6 $3,150 3 $1,439 psf $990,000
Sept 2025 20 $3,100 7 $1,484 psf $1,065,000
Projects Similar to Kingsford Waterbay
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2011 Boathouse Residences 0.2 km away 427 transactions
- Median rent
- $3,000
- Median sale PSF
- $1,277 psf
- Median rent
- $3,100
- Median sale PSF
- $1,586 psf
- Median rent
- $3,300
- Median sale PSF
- $1,330 psf
- Median rent
- $3,000
- Median sale PSF
- $1,550 psf
- Median rent
- $3,000
- Median sale PSF
- $1,447 psf
- Median rent
- $3,000
- Median sale PSF
- $1,511 psf
Kingsford Waterbay Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $2,600 $2,545 356
2 bed $3,200 $3,127 492
3 bed $3,650 $3,634 213
4 bed $4,750 $4,617 6
5 bed $5,200 $5,200 3
Kingsford Waterbay Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
400 to 500 sqft $2,600 $2,525 327
600 to 700 sqft $3,150 $3,086 476
700 to 800 sqft $3,200 $3,164 18
800 to 900 sqft $3,600 $3,574 200
900 to 1,000 sqft $3,550 $3,448 21
1,000 to 1,100 sqft $4,000 $4,072 18
1,100 to 1,200 sqft $4,700 $4,700 1
1,200 to 1,300 sqft $4,800 $4,675 4
Kingsford Waterbay Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $970,000 $1,385 psf 91
06 to 10 $1,009,619 $1,394 psf 134
11 to 15 $1,009,000 $1,430 psf 138
16 to 20 $1,420,000 $1,294 psf 31
- $2,230,000 $1,381 psf 5
Kingsford Waterbay Latest Transactions
Most recent URA rentals and sales 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 latest 12-month median monthly rent of $3,100 across 197 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $3,100
Rentals in period 197
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
Latest 12M sales at Kingsford Waterbay show a median price of $1,044,000 and $1,458 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,044,000
Latest 12M median PSF $1,458 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 399 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $426.6M
Latest record Aug 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.
Run Kingsford Waterbay numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $3,100/mo Test gross and net yield against typical rent. Buy vs rent $1.0M Compare ownership cost against renting. Mortgage $1.0M Estimate monthly payment from the sale price. Stamp duty $1,458 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
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 URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
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?
Kingsford Waterbay has a latest 12-month median monthly rent of $3,100 across 197 rentals in that period.
What is the typical sale price at Kingsford Waterbay?
The latest 12-month median sale price for Kingsford Waterbay is $1,044,000, based on 56 sales in that period.
What is the median sale PSF at Kingsford Waterbay?
The latest 12-month median sale price per square foot for Kingsford Waterbay is $1,458 psf. The average for the same period is $1,458 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 project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.