Kingsford Waterbay rent and sale price
D19 / Serangoon Garden, Hougang, Punggol
Address 80 Upper Serangoon View Kingsford Waterbay Singapore 533878
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Apartment, Non-Landed Properties, Semi-Detached House, Terrace House 1,427 transactions 99-year leasehold from 2014 Latest records Jun 2026
Similar projects nearby
Project read
Quick summary about Kingsford Waterbay
Kingsford Waterbay is a 99-year leasehold apartment in D19 / Serangoon Garden, Hougang, Punggol. The page currently tracks 1,039 rentals and 388 sales. Kingsford Waterbay is near HOUGANG MRT STATION (NE14), about 1.41 km away.
For rent checks, start with the project median of $3,000 per month and compare it with the observed size-band range of $2,600 to $5,200. For sale checks, start with the median sale price of $1,004,000 and median sale PSF of $1,386 psf, then compare floor-band evidence from $975,000 to $2,230,000 and PSF from $1,294 psf to $1,427 psf.
- Typical rent is $3,000 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $1,004,000, with median sale PSF at $1,386 psf and total recorded sale value of $413.0M.
- Rent is up 3.3% over the last 3 months. Sale PSF is down 1.7% over the last 3 months.
Kingsford Waterbay Market Position
How this project compares with the wider D19 market before you read the detailed tables.
Rent vs D19 -14.3%
Rents below district median
Kingsford Waterbay's median rent is $3,000 compared with the D19 median of $3,500. Use this as the district-level check before narrowing by bedroom and area band.
Sale PSF vs D19 -7.7%
Sale PSF near district median
Kingsford Waterbay's median sale PSF is $1,386 psf versus the D19 median of $1,502 psf. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.59%
Rent support above district screen
Gross yield is roughly 3.59% versus a D19 screen of 2.81%. 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.
Kingsford Waterbay Decision Snapshot
Fast checks for rent fairness, purchase pricing, stable rent and transaction activity before you dig into the tables.
Median rent $3,000
Is the asking rent fair?
$2,850 to $3,150 is the first fair-rent band to check. Above $3,150 should have a visible reason.
Median sale PSF $1,386 psf
Is the purchase price fair?
$970,000 to $1,030,000 and $1,340 to $1,430 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.
Run Kingsford Waterbay numbers
Use the typical rent and sale price from this project page as a starting point, then adjust the calculator assumptions.
Rental yield $3,000/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 $1,386 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
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 388 resale transactions
Total sold value $413.0M
Kingsford Waterbay Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 1,039 Jun 2021 to May 2026
Sale transactions 388 Jun 2021 to May 2026
Rent trend 3.3% Last 3 months
Sale PSF trend -1.7% 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 $3,000 308 rentals in view
Latest median sale PSF $1,491 psf 105 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
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
Aug 2025 21 $3,200 7 $1,455 psf $1,200,000
Jul 2025 15 $3,200 5 $1,445 psf $1,320,000
Jun 2025 22 $2,850 2 $1,439 psf $1,094,000
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 413 transactions
- Median rent
- $3,000
- Median sale PSF
- $1,277 psf
- Median rent
- $3,300
- Median sale PSF
- $1,413 psf
- Median rent
- $2,800
- Median sale PSF
- $1,410 psf
- Median rent
- $3,000
- Median sale PSF
- $1,504 psf
- Median rent
- $3,100
- Median sale PSF
- $1,586 psf
- Median rent
- $3,300
- Median sale PSF
- $1,328 psf
Kingsford Waterbay Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $2,600 $2,542 345
2 bed $3,200 $3,125 480
3 bed $3,650 $3,626 205
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 $2,523 318
600 to 700 sqft $3,150 $3,086 464
700 to 800 sqft $3,200 $3,164 18
800 to 900 sqft $3,600 $3,568 192
900 to 1,000 sqft $3,550 $3,430 20
1,000 to 1,100 sqft $4,000 $4,076 17
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 $975,000 $1,379 psf 89
06 to 10 $1,009,619 $1,380 psf 130
11 to 15 $1,000,000 $1,427 psf 134
16 to 20 $1,395,000 $1,294 psf 30
- $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 typical monthly rent of $3,000 across 1,039 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $3,000
Rentals 1,039
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 $1,004,000 and $1,386 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $1,004,000
Median PSF $1,386 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 388 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $413.0M
Latest record May 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 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 median monthly rent of $3,000 across 1,039 rentals.
What is the typical sale price at Kingsford Waterbay?
The median sale price for Kingsford Waterbay is $1,004,000, based on 388 sales on this page.
What is the median sale PSF at Kingsford Waterbay?
The median sale price per square foot for Kingsford Waterbay is $1,386 psf. The average sale PSF is $1,387 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.