Condo profile
Kingsford Waterbay: what your unit is worth and what it rents for
Upper Serangoon View · District 19 · Outside Central Region
A 1,165-unit, 99-year leasehold condo, a 27-minute walk from Buangkok MRT. Over the last 12 months, units here averaged $1,459 psf and leased at a median of $3,100 a month.
Data refreshed 12 Nov 2026 Sales: URA caveats · Rentals: URA rental contracts · Refreshed weekly
How much is my Kingsford Waterbay unit worth?
Based on 71 resale transactions in the last 12 months (URA):
- 1-Bedroom · 474–484 sq ft$650k – $732kavg $1,453 psf · 15 sales
- 2-Bedroom · 614–721 sq ft$840k – $1.23Mavg $1,474 psf · 30 sales
- 3-Bedroom · 850–1,033 sq ft$950k – $1.65Mavg $1,437 psf · 18 sales
- 4-Bedroom · 1,066–1,249 sq ft$1.44M – $1.83Mavg $1,462 psf · 7 sales
- 5-Bedroom · 1,356 sq ft$2.01Mavg $1,481 psf · 1 sale
These are recent sale ranges, not a valuation. Floor, facing and condition move a unit within the range.
Get a valuation for my unitHow much can I rent out my Kingsford Waterbay unit?
Based on 194 rental contracts in the last 12 months (URA):
- 1-Bedroom$2,500 – $2,650 a monthmedian $2,600 · 69 leases
- 2-Bedroom$3,050 – $3,300 a monthmedian $3,155 · 86 leases
- 3-Bedroom$3,700 – $3,900 a monthmedian $3,800 · 37 leases
- 4-Bedroom$4,900 a monthmedian $4,900 · 1 lease
- 5-Bedroom$5,000 a monthmedian $5,000 · 1 lease
Ranges show the middle half of leases. Furnishing, floor and lease timing move the rent you can ask.
Check my asking rent01 · Key facts
Kingsford Waterbay at a glance
| Tenure | 99-year leasehold from 2014 |
|---|---|
| Remaining lease | About 87 years |
| Total units | 1,165 |
| District / region | D19 · Outside Central Region |
Source: URA, developer records. Lease remaining recalculated on each refresh.
02 · Melvin's view
Who this suits, and the trade-offs
Kingsford Waterbay is a large condo along Upper Serangoon View, under a 99-year lease that began in 2014, with about 87 years left. Its units are mostly one- to three-bedroom layouts, with fewer four- and five-bedders and a handful of strata houses, so it draws both owner-occupiers and landlords. Buangkok and Hougang MRT stations are each about a 27- to 30-minute walk away, which buyers who rely on the train should weigh. If you own a unit, compare it with recent resales of the same size and floor band before setting a price.
Works well for
- Landlords looking at one- and two-bedroom units
- Buyers comparing a larger condo near Hougang and Buangkok
Worth weighing
- The nearest MRT stations are a 27- to 30-minute walk
- Many layouts to choose from, so compare size as well as psf
Melvin Tan · ERA Realty Network · CEA R026686A
03 · Sale prices
What Kingsford Waterbay units have sold for
Last 12 months · 71 caveats lodged
| Type | Sales | Avg psf | Price range | Size |
|---|---|---|---|---|
| 1-Bedroom | 15 | $1,453 | $650k – $732k | 474–484 sq ft |
| 2-Bedroom | 30 | $1,474 | $840k – $1.23M | 614–721 sq ft |
| 3-Bedroom | 18 | $1,437 | $950k – $1.65M | 850–1,033 sq ft |
| 4-Bedroom | 7 | $1,462 | $1.44M – $1.83M | 1,066–1,249 sq ft |
| 5-Bedroom | 1 | $1,481 | $2.01M | 1,356 sq ft |
Bedroom type matched by unit size, using the bedroom counts URA records for the same sizes in rental contracts.
Average psf by year
Kingsford Waterbay resale transactions
2021 covers Nov–Dec only, the start of the URA feed. 2026 covers Jan–Nov.
Price spread, last 12 months
Lowest to highest psf transacted
Floor, facing and unit size explain most of the gap. A unit's own value can sit anywhere in this band.
Where does my stack sit? →Recent transactions
Newest first · URA reports month only · floor shown as a band| Date | Floor | Size | Price | psf | Type |
|---|---|---|---|---|---|
| Nov 2026 | 16-20 | 1,066 sq ft | $1.44M | $1,347 | Resale |
| Oct 2026 | 11-15 | 1,109 sq ft | $1.75M | $1,578 | Resale |
| Oct 2026 | 11-15 | 484 sq ft | $700k | $1,445 | Resale |
| Oct 2026 | 06-10 | 883 sq ft | $1.32M | $1,490 | Resale |
| Oct 2026 | 11-15 | 484 sq ft | $705k | $1,455 | Resale |
| Oct 2026 | 06-10 | 689 sq ft | $995k | $1,444 | Resale |
| Oct 2026 | 01-05 | 883 sq ft | $1.24M | $1,399 | Resale |
| Sep 2026 | 06-10 | 689 sq ft | $985k | $1,430 | Resale |
379 transactions recorded since Nov 2021
Source: URA private residential transactions (caveats lodged). Excludes transactions without caveats.
04 · Rent
What Kingsford Waterbay units lease for
Leases in the last 12 months · 194 contracts
| Type | Leases | Median rent | Middle half | Est. gross yield |
|---|---|---|---|---|
| 1-Bedroom | 69 | $2,600 | $2,500 – $2,650 | 4.5% |
| 2-Bedroom | 86 | $3,155 | $3,050 – $3,300 | 3.8% |
| 3-Bedroom | 37 | $3,800 | $3,700 – $3,900 | 3.5% |
| 4-Bedroom | 1 | $4,900 | $4,900 | 3.5% |
| 5-Bedroom | 1 | $5,000 | $5,000 | Too few sales |
How to read the yield
A year of median rent over the average sale price of the same period, before tax, maintenance and vacancy.
Own a unit here? Check your asking rent →Source: URA private residential rental contracts. Bedroom count is taken from the rental contract. No yield is shown where there were fewer than 3 sales.
05 · Lease
Lease remaining
~87 years left of 99
Remaining lease affects how much CPF can be used and the loan tenure available. Check with CPF Board and the bank for your own ages.
06 · Location
Getting around
Walking routes and times from OneMap, measured from Upper Serangoon View. School bands use straight-line distance from Upper Serangoon View; your own block may differ, so confirm with MOE before P1 registration. School list: MOE via data.gov.sg.
07 · Nearby
Compared with condos around it
Private condos nearby, last 12 months · URA data, same method
This condo
Kingsford Waterbay
Closest, newer
Riverfront Residences
Boathouse Residences
Jewel @ Buangkok
Source: URA transactions and rental contracts.
What brings you to Kingsford Waterbay?
Tell me where you stand and I will run the numbers for your unit or budget. Data first, no pressure.
08 · FAQ
Questions about Kingsford Waterbay
How much is my Kingsford Waterbay unit worth?
Over the last 12 months, 1-Bedroom units sold for $650k to $732k; 2-Bedroom units sold for $840k to $1.23M; 3-Bedroom units sold for $950k to $1.65M; 4-Bedroom units sold for $1.44M to $1.83M; 5-Bedroom units sold for $2.01M, based on 71 URA-recorded resale transactions averaging $1,459 psf. Floor, facing and condition move a unit within these ranges, so ask for a valuation of your own stack.
How much can I rent out my Kingsford Waterbay unit?
Most leases in the last 12 months fell in these monthly ranges: 1-Bedroom $2,500 to $2,650; 2-Bedroom $3,050 to $3,300; 3-Bedroom $3,700 to $3,900; 4-Bedroom $4,900; 5-Bedroom $5,000. The overall median was $3,100 a month across 194 URA-recorded contracts.
What is the average psf at Kingsford Waterbay?
71 resale transactions in the last 12 months averaged $1,459 psf, ranging from $1,090 to $1,706 psf.
What did the latest unit sell for?
A 1,066 sq ft unit on floors 16-20 sold for $1.44M ($1,347 psf) in Nov 2026.
How many years are left on the lease?
About 87 years. It is a 99-year lease from 2014, ending in 2113.
What is the nearest train station?
Buangkok MRT (NE15), about a 27-minute walk (2214 m). Hougang MRT (NE14) is about a 30-minute walk (2441 m).
Which primary schools are within 1 km?
CHIJ Our Lady Of The Nativity (786 m), measured straight-line from Upper Serangoon View. Confirm the distance for your block with MOE.
About this data
Sale and rental figures contain information from the URA Data Service, processed by Melvin Tan Property. Walking routes from OneMap; school list from MOE via data.gov.sg. URA publishes caveats and rental contracts with a lag, so the latest weeks may be incomplete. Figures are indicative, not a valuation, and do not predict future prices. Photos taken by Melvin Tan on site. Please verify before making any decision.