Kingsford Waterbay
Units at Kingsford Waterbay sold at a median of S$1,460 per square foot over the six months to Sep 2026, from 41 sales lodged with URA.
At the 6 other leasehold condos within 1 km that sold in the past year, the same six-month median runs from S$1,140 to S$1,760 psf, across all unit sizes.
Free account, no card. Your price carries over.
A link to a single Kingsford Waterbay unit that’s for sale on PropertyGuru, CommercialGuru or 99.co — the unit, not a project or overview page.
https://www.propertyguru.com.sg/listing/for-sale-kingsford-waterbay-23938270
Kingsford Waterbay units for sale, priced below recent transactions
7 units here are asking below recent sales of similar-sized units in this building. Selling one? See if yours is on the list.
We compare each unit on sale with recent sales of similar-sized units in the same building. A size only counts if there have been at least five sales of it, so unusual sizes are left out.
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Kingsford Waterbay at a glance
The same facts as the table below, drawn. Nothing modelled.
© contributors | Singapore Land AuthorityKingsford Waterbay review — what the record shows
Observed facts from public records — including sale and rental caveats lodged with the Urban Redevelopment Authority (URA). No account needed; every figure carries the date of the evidence behind it.
All observed facts
Lease, tenure and size
- Address
- 80 Upper Serangoon View
- Postal code
- 533878
- Remaining lease
- 87 years
- Tenure
- 99-year leasehold
- Lease started
- 2014
- Market segment
- OCR
- Unit sizes
- 473–1,948 sq ft
Transacted prices
- Units for sale now
- 45
- Sales in the last 24 months (URA caveats)
- 151
- Caveats span
- Jul 2021 → Sep 2026
© contributors | Singapore Land AuthorityNearest MRT, buses and parking
- Nearest LRT
- KangkarSE4 · 14 min walk · 1 within 1 km
- Next-nearest LRT
- RanggungSE5 · 1.2 km
- Nearest bus stop
- Opp S'goon Sec Sch (Upp Serangoon View) · 194 m · 5 within 400 m
- Bus service there
- 324
Hawker centres, schools and shops nearby
- Primary schools within 1 km
- 1 · Chij Our Lady Of The Nativity
- Nearest preschool
- Cambridge@Kingsford Waterbay · 192 m
- Nearest hawker centre
- Buangkok Hawker Centre · 1.5 km · 0 within 1 km
- Next-nearest hawker centre
- Ci Yuan Hawker Centre · 2.4 km
- Nearest supermarket
- NTUC FairPrice (476 Upper Serangoon View) · 191 m · 1 within 1 km
- Nearest wet market
- Kovan Market & Food Centre · 2.7 km
- Nearest shopping mall
- Kang Kar Mall · 1.2 km · 0 within 1 km
- Nearest park
- Punggol Park · 630 m · 1 within 1 km
- Next-nearest park
- Hdb - Compassvale Ln (Blk 205B) · 1.3 km
MCST and managing agent
- Managing agent
- Knight Frank Property & Facilities Management Pte. Ltd.
- MCST number
- 4714
- Strata lots under this MCST
- 1,171
Evidence updated Sep 2026 · page last changed 06-10-2026
What Kingsford Waterbay rents for
The median rent at Kingsford Waterbay is S$3,100 a month, from 193 leases signed in the 12 months to Aug 2026.
- Median rent · per sq ft
- S$4.85 psf/month · middle half S$4.45–5.55
- Median rent · whole unit
- S$3,100 a month
- Leases behind these figures
- 193 lodged with URA in the 12 months to Aug 2026
- Gross yield
- 3.99%
What 1-bedroom units at Kingsford Waterbay rented for
| Period | Leases | Typical rent |
|---|---|---|
| Jun–Aug 2026 | 17 | S$2,600 a monthmiddle half S$2,500–2,650 |
| Mar–May 2026 | 18 | S$2,600 a monthmiddle half S$2,500–2,600 |
| Dec 2025–Feb 2026 | 15 | S$2,600 a monthmiddle half S$2,500–2,700 |
| Sep–Nov 2025 | 18 | S$2,550 a monthmiddle half S$2,500–2,700 |
What 2-bedroom units at Kingsford Waterbay rented for
| Period | Leases | Typical rent |
|---|---|---|
| Jun–Aug 2026 | 19 | S$3,200 a monthmiddle half S$3,050–3,300 |
| Mar–May 2026 | 29 | S$3,150 a monthmiddle half S$3,050–3,300 |
| Dec 2025–Feb 2026 | 22 | S$3,150 a monthmiddle half S$3,000–3,200 |
| Sep–Nov 2025 | 16 | S$3,200 a monthmiddle half S$3,100–3,300 |
What 3-bedroom units at Kingsford Waterbay rented for
| Period | Leases | Typical rent |
|---|---|---|
| Jun–Aug 2026 | 11 | S$3,800 a monthmiddle half S$3,750–4,000 |
| Mar–May 2026 | 7 | S$3,900 a month |
| Dec 2025–Feb 2026 | 6 | S$3,700 a month |
| Sep–Nov 2025 | 14 | S$3,700 a monthmiddle half S$3,500–3,850 |
Floor plans and unit sizes at Kingsford Waterbay
Units at Kingsford Waterbay run from 473 to 1,948 sq ft in the transacted record.
About Kingsford Waterbay
Kingsford Waterbay is a 99-year leasehold apartment at 80 Upper Serangoon View, in District 19 (Serangoon / Hougang / Punggol), with about 87 years left on its lease. Kangkar LRT is a 14-minute walk on routed footpaths, with Ranggung 1.2 km out, and 5 bus stops within 400 m. Within 1 km: 1 primary school, 1 supermarket and 1 park. 151 sales have been lodged with URA here in the past 24 months, out of a transaction record running from Jul 2021 to Sep 2026, at sizes from 473 to 1,948 sq ft, and signed leases put the median rent at S$4.85 psf a month. 45 units are on the market here right now. Page last updated 06-10-2026.
Frequently asked
What do units at Kingsford Waterbay sell for?
Over the six months to Sep 2026, 41 units sold at a median of S$1,460 per square foot. The median rent over the 12 months to Aug 2026 is S$3,100 a month. Prices differ by size and floor, so check a specific price above.
Is S$1,460 psf a fair price at Kingsford Waterbay?
It is the middle of what sold here in the six months to Sep 2026. A price well above it needs a reason you can see — a higher floor, a better stack. Put your price in the box above and we read it against similar-sized sales in this building.
How many years are left on Kingsford Waterbay's lease?
About 87 years remaining, as of 06-10-2026.
How far is Kingsford Waterbay from an LRT station?
The nearest station is Kangkar, about 14 minutes' walk on a routed path. The next-nearest station is Ranggung, about 1.2 km away.
Is public transport convenient at Kingsford Waterbay?
5 bus stops sit within 400 m, the closest being Opp S'goon Sec Sch (Upp Serangoon View) (about 194 m away).
Where is the nearest hawker centre to Kingsford Waterbay?
Buangkok Hawker Centre (about 1510 m away).
Is there a park near Kingsford Waterbay?
Yes — the nearest is Punggol Park (about 630 m away).
Where do you buy groceries near Kingsford Waterbay?
NTUC FairPrice (476 Upper Serangoon View), about 191 m away. The nearest wet market is Kovan Market & Food Centre, about 2741 m away.
Is there a shopping mall near Kingsford Waterbay?
Yes — Kang Kar Mall, about 1195 m away.
Which primary schools are within 1 km of Kingsford Waterbay?
1 — Chij Our Lady Of The Nativity.
How many units have sold recently at Kingsford Waterbay?
151 sales have been lodged with the Urban Redevelopment Authority (URA) over the past 24 months, out of a transaction record running from Jul 2021 to Sep 2026.
What unit sizes does Kingsford Waterbay have?
Recorded units range from 473 to 1,948 sq ft.
What is the address of Kingsford Waterbay?
80 Upper Serangoon View, Singapore 533878.
Are there units for sale at Kingsford Waterbay?
45 units are on the market at Kingsford Waterbay right now, counted from the listings PriceVero tracks. We are not an estate agency and take no commission; paste a unit’s listing link above to check its price.
Is there a review of Kingsford Waterbay?
This page carries no user reviews and no agent commentary — what it shows is the transacted record for Kingsford Waterbay, the lease, the amenities measured from the building, and a PriceVero building rating of E on an A–E scale.
Does Kingsford Waterbay have a PriceVero rating?
Yes. Kingsford Waterbay carries a PriceVero building rating of E on an A–E scale. A price gets its own reading — low, in line or high: paste a unit’s listing link above.
What does a unit at Kingsford Waterbay rent for?
The median rent at Kingsford Waterbay is S$3,100 a month, from 193 leases signed in the 12 months to Aug 2026. That is S$4.85 per square foot a month, with the middle half of leases between S$4.45 and S$5.55.
Where do the rent figures for Kingsford Waterbay come from?
These are signed leases, not asking rents: tenancy agreements lodged with the Urban Redevelopment Authority (URA). Whole units only — room rentals are not counted, because Singapore has no public register of room rents.
Where can I see rental transactions for Kingsford Waterbay?
The tables under "What Kingsford Waterbay rents for" summarise rental transactions at Kingsford Waterbay by bedroom count: tenancy agreements lodged with the Urban Redevelopment Authority (URA), grouped into three-month periods. A period with fewer than five leases shows no figures, the middle half of leases is shown from ten, and rents are rounded to the nearest S$50. No single lease is shown. To see how a rent you have been quoted compares, use the rent check on the price check page.
Nearby & similar projects
The 3 rated condos and apartments nearest Kingsford Waterbay on the map above, numbered to match. The rest share the same MRT station or district, and are not in distance order.