Kingsford Waterbay

Apartment · in Hougang, District 19, Singapore · 99 yrs from 03/03/2014 · Completed 2018

Data through 28 September 2026

Kingsford Waterbay property photo and location

Intro: Kingsford Waterbay offers a sprawling 1,165-unit riverside community in Hougang that is widely appreciated for its calm atmosphere, expansive grounds, and scenic riverfront views 🌊.
Good to know: Features an extensive range of layouts including rare strata terrace and semi-detached units 🏡; Located within walking distance of Serangoon Secondary School and CHIJ Our Lady of the Nativity 🏫.
Practical note: Given the large scale of the development and its distance from the nearest MRT, residents often rely on shuttle services or short bus rides for daily commutes 🚌.

D19OCRNorth EastHougang

REALSCOREⓘ

Profitability rank across Singapore

3.4

User Score

User ratings for this property

5.0

Annual Returns

Avg annualized profit (past 1y)

2.3%

Mega

Development

< 10y

Property Age

Near

$1M+ HDB

50+

Deals Past Yr

< 1km

MRT Station

> 1K

MOPs in Town

100%

Profitable

Top 20

Schools

Kingsford Waterbay project details

Street

Upper Serangoon View

Developer

Kingsford Property Development Pte Ltd

Property Type

Apartment

Completion

2018

Total Units

1,165

Plot Ratio

3.0

Unit Size

474 - 1,593 sqft

Tenure

99 yrs from 03/03/2014

Lease Remaining

87 yrs

Postal Sector

GLS Site

Land Use

Residential (Non-Landed)

Development Type

Residential

Site Area

11951.40

Plot Ratio

3.00

Permissible GFA

35855.00

GLS Launch

30-09-2013

Tender Closed

28-11-2013

Awarded

02-12-2013

Awarded To

Kingsford Development Pte Ltd

Bids

Winning Tender

201630000.00

Land Rate (GFA)

5623.48

Land Rate (ppr)

522.44

Max GFA (Est.)

35855.00

Estimated Units

510

MRT and LRT stations near Kingsford Waterbay

Kangkar935 m LRTSE4

See details on nearby stations

Primary schools near Kingsford Waterbay

Chij Our Lady Of The Nativity514 m
Punggol Primary School976 m
Holy Innocents' Primary School1,000 m

See details on nearby schools

Kingsford Waterbay price, PSF and transaction trends

49%

Sold At Launch

60%

HDB Buyers

$1.6B+

Total Transacted

18-03-2015

First Transacted

28-09-2026

Last Transacted

1,611

Total Transactions

Kingsford Waterbay transaction volume

New SaleSub SaleResale

Among the latest 12 recorded sales for Kingsford Waterbay, the median price was S$1,000,000 and the median PSF was S$1,484 psf. The newest record shown is from 28 September 2026. The annual project median was 11.6% higher in 2026 than in 2019; unit mix can affect year-to-year comparisons.

Recent Kingsford Waterbay transactions

Date	Sale type	Price	PSF	Size
28 September 2026	Resale	S$1,060,000	S$1,539 psf	689 sqft
21 September 2026	Resale	S$1,055,000	S$1,485 psf	710 sqft
15 September 2026	Resale	S$718,000	S$1,482 psf	484 sqft
14 September 2026	Resale	S$985,000	S$1,430 psf	689 sqft
11 September 2026	Resale	S$1,050,000	S$1,524 psf	689 sqft

Kingsford Waterbay median transaction PSF (S$)

Kingsford Waterbay annual price trend

Year	Median price	Median PSF	Recorded sales
2026	S$1,040,000	S$1,470 psf	55
2025	S$1,114,000	S$1,452 psf	68
2024	S$1,030,000	S$1,452 psf	76
2023	S$1,040,000	S$1,386 psf	77
2022	S$920,000	S$1,326 psf	79
2021	S$840,000	S$1,267 psf	79
2020	S$690,000	S$1,247 psf	22
2019	S$642,500	S$1,318 psf	8

91.3%

% Profitable

421

Profitable

Unprofitable

> 6% Annualized

6.3 yrs

Avg Holding

$58.7M

Total Profits

Kingsford Waterbay annualized profit %

View full details

Kingsford Waterbay rental prices and estimated yield

Past 1 month

$4.95

Avg PSF Rental

101

No. of Rentals

4.1%

Est. Rental Yield

Among the latest 12 recorded rental contracts for Kingsford Waterbay, the median monthly rent was S$3,225, with records ranging from S$2,500 to S$4,900.

Recent Kingsford Waterbay rental contracts

Lease date	Bedrooms	Monthly rent	Est. PSF	Area
1 August 2026	2 BR	S$3,150	S$4 psf	800-900
1 August 2026	2 BR	S$3,100	S$5 psf	600-700
1 August 2026	2 BR	S$2,900	S$4 psf	600-700
1 August 2026	1 BR	S$2,500	S$6 psf	400-500
1 August 2026	2 BR	S$3,000	S$5 psf	600-700

Kingsford Waterbay rental volume

View full details

Frequently asked questions about Kingsford Waterbay

How much do units at Kingsford Waterbay cost?

The latest 12 recorded sales show a median price of S$1,000,000 and a median of S$1,484 psf. Actual prices vary by floor, size, facing, condition and sale date.

What are the rental price and estimated yield at Kingsford Waterbay?

The latest recorded median monthly rent is S$3,225 and the estimated rental yield based on the past six months is 4.1%. Rental yield is indicative and can vary by unit and costs.

Is Kingsford Waterbay freehold or leasehold?

Kingsford Waterbay has a tenure of 99 yrs from 03/03/2014.

When was Kingsford Waterbay completed and who developed it?

Kingsford Waterbay was completed in 2018, the developer is Kingsford Property Development Pte Ltd, and the project has 1,165 units.

Which MRT or LRT station is nearest to Kingsford Waterbay?

Kangkar is the nearest station shown, at an estimated straight-line distance of 935 metres.

Which primary schools are near Kingsford Waterbay?

The primary schools shown within the page’s one-kilometre search are Chij Our Lady Of The Nativity (514 m), Punggol Primary School (976 m), and Holy Innocents' Primary School (1,000 m). Distances are estimates and do not determine school-admission eligibility.

Data sources and methodology

Sale and rental records are based on URA private residential property market data. REALSMART calculates project-level medians, chart groupings, profitability indicators, straight-line distances and estimated rental yields. Data on this page runs through 28 September 2026. Figures are indicative and do not constitute financial advice.