Condo data

Kingsford Waterbay

Upper Serangoon View99-year leaseholdURA data to Oct 2026

The development

Type
Apartment
Tenure
99-year leasehold from 2014, about 87 years left
Address
Upper Serangoon View
District
District 19: Serangoon Gardens, Hougang, Punggol, Sengkang
Market segment
OCR (Outside Central Region)
Deals on record
376 since Oct 2021: 0 new sales, 376 resales and sub sales

Prices at Kingsford Waterbay by unit size

Under 550 sqftS$700,000S$1,453 psf, 11 deals in 12 months
550 to 799 sqftS$1,013,000S$1,488 psf, 29 deals in 12 months
800 to 1,099 sqftS$1,288,000S$1,449 psf, 19 deals in 12 months
1,100 to 1,499 sqftS$1,825,000S$1,470 psf, 4 deals in 12 months

Median price by strata area, in the last 12 months. Bulk purchases of several units are left out.

Launch price vs resale, by year

YearNew sale psfResale psfDeals
2021-S$1,27721
2022-S$1,32679
2023-S$1,38777
2024-S$1,45276
2025-S$1,45268
2026-S$1,47055

Price by floor

FloorMedian psfDeals
01-05S$1,39689
06-10S$1,405127
11-15S$1,442133
16-20S$1,32127

Resales and sub sales since Oct 2021.

Latest transactions

MonthSizeFloorPriceType
Sept 2026689 sqft06-10S$985,000
S$1,430 psf		Resale
Sept 2026689 sqft11-15S$1,050,000
S$1,524 psf		Resale
Sept 2026710 sqft01-05S$1,055,000
S$1,485 psf		Resale
Sept 2026689 sqft06-10S$1,060,000
S$1,539 psf		Resale
Sept 2026678 sqft06-10S$1,015,000
S$1,497 psf		Resale
Sept 2026484 sqft11-15S$718,000
S$1,482 psf		Resale
Sept 2026689 sqft06-10S$1,045,000
S$1,517 psf		Resale
Sept 2026689 sqft11-15S$1,030,000
S$1,495 psf		Resale
Aug 2026484 sqft01-05S$700,000
S$1,445 psf		Resale
Aug 2026484 sqft01-05S$695,000
S$1,435 psf		Resale
Aug 2026657 sqft01-05S$916,888
S$1,396 psf		Resale
Aug 20261,249 sqft16-20S$1,820,000
S$1,458 psf		Resale
Aug 2026678 sqft01-05S$1,013,000
S$1,494 psf		Resale
Aug 2026958 sqft11-15S$1,430,000
S$1,493 psf		Resale
Aug 20261,195 sqft01-05S$1,830,000
S$1,532 psf		Resale
Aug 2026893 sqft11-15S$1,280,000
S$1,433 psf		Resale
Aug 2026474 sqft06-10S$668,000
S$1,410 psf		Resale
Aug 2026484 sqft06-10S$680,000
S$1,404 psf		Resale
Aug 20261,033 sqft11-15S$1,560,000
S$1,510 psf		Resale
Aug 2026678 sqft01-05S$955,000
S$1,408 psf		Resale

Showing the latest 20 of 376 caveats lodged since Oct 2021.

Rent at Kingsford Waterbay

1-bedroomS$2,600a month, median of 61 leases, S$2,200 to S$3,300
2-bedroomS$3,154a month, median of 76 leases, S$2,800 to S$3,800
3-bedroomS$3,800a month, median of 35 leases, S$3,300 to S$4,200
4-bedroomS$4,900a month, median of 1 lease, S$4,900 to S$4,900

The median rent in Q2 2026 was S$4.79 psf a month (the middle half of leases ran S$4.53 to S$5.16). Against the median sale price that is a gross yield of about 3.9% before maintenance, property tax and vacancy.

Rental contracts filed with URA over the last four quarters, and URA's quarterly median rent per square foot.

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What is your unit at Kingsford Waterbay worth?

Tell us your unit size and floor. We'll reply with a valuation range from the latest deals here and in nearby projects, and what a sale would leave you after your loan and CPF refund.

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Common questions

How much is a unit at Kingsford Waterbay?

Units at Kingsford Waterbay sold for a median S$1,040,000 (S$1,460 psf) in the last 12 months. The most traded size, 550 to 799 sqft, went for a median S$1,013,000, from S$840,000 to S$1,230,000. Floor, facing, stack and renovation explain most of the gap.

What rent can I get at Kingsford Waterbay?

1-bedroom units rented for a median S$2,600 a month (61 leases); 2-bedroom units rented for a median S$3,154 a month (76 leases); 3-bedroom units rented for a median S$3,800 a month (35 leases); 4-bedroom units rented for a median S$4,900 a month (1 lease), from rental contracts filed with URA between Q4 2025 and Q3 2026.

How many years are left on the lease at Kingsford Waterbay?

Kingsford Waterbay is a 99-year leasehold that started in 2014, so about 87 years are left. Banks and CPF start to limit loans once fewer than 60 years remain.

What is my unit at Kingsford Waterbay worth?

Recent deals at Kingsford Waterbay for the same size and floor band are the best guide. Send us your unit size and floor and we'll reply with a valuation range on WhatsApp.

Condos near Kingsford Waterbay

All condos in District 19 · All districts

Source: URA private residential transactions (caveats lodged from Oct 2021 to Oct 2026) and rental contracts, via the URA Data Service. Not every sale lodges a caveat, so some deals may be missing. Prices are what buyers paid; your unit's value depends on its floor, facing, stack and condition.