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Condominium Project Intelligence

KINGSFORD WATERBAY

UPPER SERANGOON VIEW
District 19TOP 201899 yrs lease commencing from 20141,157 UnitsOCR
1.1 kmKANGKAR LRT STATION
$1.04MMedian transacted price
60Transactions in latest 12 months
501–780 sqftMost popular unit size

Market Snapshot

▼ -27.8%
From 12-Month High
Peak: 11 月 2025Based on latest 12 months
▲ +49.5%
From 12-Month Low
Low: 1 月 2026Based on latest 12 months
▼ -6.3%
Vs District Median PSF
Below District 19 medianBased on latest 12 months
▼ -5.4%
Vs OCR Median PSF
Below OCR medianBased on latest 12 months
5.2%
12M Turnover Rate
60 sales / 1,157 units
Latest 12-month sales
60
Up to latest completed Month
Median transacted price
$1.04M
Latest 12 months
Median PSF
$1,458
Latest 12 months
Typical recorded price range
$872K – $1.29M
20th to 80th percentile
Latest transacted price
$923K
624 sqft · 1 7 月 2026

Historical transaction information is presented for market research and does not constitute a valuation or investment recommendation.

Data Source: Urban Redevelopment Authority (URA)•Data up to: 7 月 2026•Last updated: 4 8 月 2026

Location Map

Explore the development in detail with interactive maps. Switch between OneMap, Satellite, Land Lot and URA Master Plan to better understand the development and its surroundings.

Nearby Amenities

Closest amenities from KINGSFORD WATERBAY. Distances are straight-line estimates.

MRT / LRT

  • KANGKAR LRT STATION1.1 kmRIVERVALE DRIVE
  • HOUGANG MRT STATION1.3 kmHOUGANG CENTRAL
  • RANGGUNG LRT STATION1.3 kmSENGKANG EAST AVENUE

Primary Schools

  • CHIJ OUR LADY OF THE NATIVITY630 mUPPER SERANGOON ROAD
  • PUNGGOL PRIMARY SCHOOL1.0 kmHOUGANG AVENUE 8
  • NORTH VISTA PRIMARY SCHOOL1.2 kmCOMPASSVALE LINK
  • HOLY INNOCENTS' PRIMARY SCHOOL1.3 kmLORONG LOW KOON
  • NORTH SPRING PRIMARY SCHOOL1.4 kmRIVERVALE STREET

Secondary Schools

  • SERANGOON SECONDARY SCHOOL120 mUPPER SERANGOON VIEW
  • HOLY INNOCENTS' HIGH SCHOOL820 mUPPER SERANGOON ROAD
  • NORTH VISTA SECONDARY SCHOOL870 mRIVERVALE LINK
  • SENG KANG SECONDARY SCHOOL1.5 kmCOMPASSVALE LANE

Post-Secondary

  • TAMPINES MERIDIAN JUNIOR COLLEGE3.8 kmPASIR RIS STREET 71
  • TEMASEK POLYTECHNIC4.5 kmTAMPINES AVENUE 1
  • NANYANG JUNIOR COLLEGE4.9 kmSERANGOON AVENUE 3

MOE Kindergartens

  • MOE KINDERGARTEN @ PUNGGOL1.0 kmHOUGANG AVENUE 8
  • MOE KINDERGARTEN @ NORTH VISTA1.2 kmCOMPASSVALE LINK

Hawker Centres

  • Buangkok Hawker Centre1.5 kmCompassvale Bow
  • Ci Yuan Hawker Centre2.3 kmHougang Avenue 9
  • Hougang Street 21 Blk 209 (Kovan Hougang Market and Food Centre)2.6 kmHougang Street 21

Hospitals

  • INSTITUTE OF MENTAL HEALTH / WOODBRIDGE HOSPITAL2.0 kmBUANGKOK VIEW
  • SENGKANG GENERAL HOSPITAL2.5 kmSENGKANG EAST WAY

Parks

  • PUNGGOL PK580 m
  • JLN NAUNG PG1.3 km
  • HDB - COMPASSVALE LN (BLK 205B)1.4 km

Libraries

  • Cheng San Library1.1 kmHougang Avenue 10
  • Sengkang Library2.1 kmSengkang Square

Community Clubs

  • Punggol Park CC860 mHougang Avenue 10
  • Rivervale CC (U/C)1.2 kmRivervale Close

Sport Facilities

  • Hougang Sport Centre1.7 kmHougang Avenue 4
  • Sengkang Sport Centre3.0 kmAnchorvale Road
  • Serangoon Sport Centre3.7 kmYio Chu Kang Road

Market Position & Nearby Transactions

How KINGSFORD WATERBAY compares with District 19 projects and transactions recorded within 1 km over the latest 12 months.

Project Median PSF$1,45860 project sales
District 19 Median PSF$1,556Median across district projects with recorded sales
Difference vs District-6.3%Below district median
Transactions Within 1 km315Recorded in the latest 12 months

Position Within District 19

KINGSFORD WATERBAY is more affordable than 64% of District 19 projects with recorded sales.
Lower PSFDistrict medianHigher PSF
77of 214 District 19 projects with recorded sales
District reference range$1,103 – $2,169 psf

Comparable Condos Within 1 km

Up to 20 nearest eligible condominium and EC projects. PSF (M) means median PSF for the latest 12 months.

14 projects
ProjectDistanceTOP / AgeUnits12M SalesPSF (M)
BOATHOUSE RESIDENCES189 m201511 yrs old49322$1,422
HERON BAY233 m201610 yrs old39422$1,407
THE FLORIDA235 m200125 yrs old—11$1,109
RIO VISTA367 m200521 yrs old—21$1,216
SERANGOON PARK501 m——2$2,244
RIVERFRONT RESIDENCES519 m20233 yrs old1,472103$1,747
RIVERSAILS526 m20179 yrs old92128$1,477
GREEN PARK732 m200521 yrs old—0—
RIVERSOUND RESIDENCE734 m201511 yrs old59023$1,428
AUSTVILLE RESIDENCES761 m201412 yrs old54036$1,366
EVERGREEN PARK805 m200422 yrs old—7$1,138
PARK GREEN814 m——12$1,157
THE RIVERVALE878 m200125 yrs old—22$1,126
MIDTOWN RESIDENCES995 m—1606$1,616

Nearby Transactions by Unit Size

Transactions from eligible condominium and EC projects within 1 km during the latest 12 months.

<500 sqft Nearby Average Price Trend

<500 sqft Nearby Transaction Volume

<500 sqft Monthly Summary
MonthSalesPrice (A)MinMaxPSF (A)
2026-061$765K$765K$765K$1,692
2026-051$740K$740K$740K$1,599
2026-045$756.6K$740K$768K$1,635
2026-013$763.3K$755K$770K$1,662
2025-093$729K$665K$802K$1,552
2025-082$785K$780K$790K$1,696
<500 sqft Nearby Condo Summary
CondoTypeUnitsSalesPrice (A)PSF (A)
RIVERFRONT RESIDENCESApt1,47211$766.4K$1,656
MIDTOWN RESIDENCESApt1602$760K$1,681
RIVERSOUND RESIDENCECondo5902$692.5K$1,462

500–780 sqft Nearby Average Price Trend

500–780 sqft Nearby Transaction Volume

500–780 sqft Monthly Summary
MonthSalesPrice (A)MinMaxPSF (A)
2026-077$1.04M$820.8K$1.24M$1,645
2026-067$1.06M$788K$1.3M$1,685
2026-058$1.09M$798K$1.29M$1,616
2026-044$967.1K$815K$1.16M$1,633
2026-037$1.02M$755K$1.29M$1,595
2026-022$1.17M$1.08M$1.26M$1,750
2026-015$925.6K$822.8K$1.07M$1,624
2025-125$1.13M$1.06M$1.26M$1,708
2025-117$997.3K$806.8K$1.26M$1,690
2025-106$860.5K$735K$1.05M$1,574
2025-094$1.12M$1.05M$1.27M$1,752
2025-085$999K$810K$1.24M$1,604
500–780 sqft Nearby Condo Summary
CondoTypeUnitsSalesPrice (A)PSF (A)
RIVERFRONT RESIDENCESApt1,47251$1.05M$1,707
BOATHOUSE RESIDENCESCondo4934$898.3K$1,322
MIDTOWN RESIDENCESApt1604$1.05M$1,589
RIVERSAILSCondo9214$759.5K$1,486
RIVERSOUND RESIDENCECondo5903$1.07M$1,425
HERON BAYEC3941$1.15M$1,484

781–1,000 sqft Nearby Average Price Trend

781–1,000 sqft Nearby Transaction Volume

781–1,000 sqft Monthly Summary
MonthSalesPrice (A)MinMaxPSF (A)
2026-072$1.49M$1.45M$1.54M$1,648
2026-065$1.38M$1.23M$1.56M$1,571
2026-056$1.33M$1.06M$1.67M$1,552
2026-041$1.36M$1.36M$1.36M$1,488
2026-037$1.39M$1.05M$1.62M$1,560
2026-022$1.29M$1.19M$1.4M$1,447
2026-012$1.34M$1.33M$1.35M$1,481
2025-123$1.59M$1.48M$1.71M$1,759
2025-113$1.4M$1.27M$1.6M$1,530
2025-103$1.3M$1.04M$1.57M$1,487
2025-096$1.36M$1.12M$1.66M$1,517
2025-085$1.3M$1.04M$1.63M$1,510
781–1,000 sqft Nearby Condo Summary
CondoTypeUnitsSalesPrice (A)PSF (A)
RIVERFRONT RESIDENCESApt1,47218$1.57M$1,749
RIVERSAILSCondo92112$1.31M$1,444
AUSTVILLE RESIDENCESEC5407$1.07M$1,345
BOATHOUSE RESIDENCESCondo4935$1.2M$1,375
RIVERSOUND RESIDENCECondo5903$1.41M$1,530

1,001–1,200 sqft Nearby Average Price Trend

1,001–1,200 sqft Nearby Transaction Volume

1,001–1,200 sqft Monthly Summary
MonthSalesPrice (A)MinMaxPSF (A)
2026-075$1.66M$1.25M$2.1M$1,548
2026-066$1.5M$1.43M$1.73M$1,442
2026-057$1.76M$1.42M$2.11M$1,665
2026-0415$1.67M$1.3M$2.13M$1,557
2026-032$1.41M$1.4M$1.41M$1,327
2026-029$1.53M$1.19M$2.14M$1,426
2026-014$1.47M$1.18M$1.6M$1,332
2025-125$1.71M$1.5M$2.01M$1,525
2025-116$1.51M$1.2M$2.13M$1,396
2025-1010$1.64M$1.21M$2.05M$1,520
2025-098$1.55M$1.35M$1.93M$1,452
2025-0810$1.48M$1.17M$1.93M$1,396
1,001–1,200 sqft Nearby Condo Summary
CondoTypeUnitsSalesPrice (A)PSF (A)
AUSTVILLE RESIDENCESEC54024$1.43M$1,374
RIVERFRONT RESIDENCESApt1,47217$2.02M$1,852
RIVERSAILSCondo92111$1.71M$1,557
HERON BAYEC39410$1.42M$1,381
BOATHOUSE RESIDENCESCondo4939$1.57M$1,465
RIVERSOUND RESIDENCECondo5908$1.62M$1,426
EVERGREEN PARKApt—4$1.2M$1,148
RIO VISTACondo—3$1.21M$1,142
PARK GREENEC—1$1.17M$1,002

1,201–1,500 sqft Nearby Average Price Trend

1,201–1,500 sqft Nearby Transaction Volume

1,201–1,500 sqft Monthly Summary
MonthSalesPrice (A)MinMaxPSF (A)
2026-076$1.82M$1.47M$2.75M$1,329
2026-067$1.52M$1.37M$1.72M$1,210
2026-053$1.86M$1.34M$2.8M$1,376
2026-041$2.03M$2.03M$2.03M$1,509
2026-0312$1.66M$1.4M$2.82M$1,265
2026-023$1.67M$1.35M$2.13M$1,349
2026-013$1.93M$1.68M$2.28M$1,414
2025-126$1.65M$1.47M$1.85M$1,252
2025-1110$1.76M$1.26M$2.8M$1,295
2025-1014$1.57M$1.41M$1.91M$1,215
2025-099$1.55M$1.3M$2.12M$1,194
2025-0810$1.64M$1.33M$2.15M$1,232
1,201–1,500 sqft Nearby Condo Summary
CondoTypeUnitsSalesPrice (A)PSF (A)
THE RIVERVALEEC—21$1.48M$1,130
RIO VISTACondo—15$1.55M$1,235
THE FLORIDAEC—10$1.52M$1,139
HERON BAYEC3949$1.85M$1,409
PARK GREENEC—8$1.57M$1,174
AUSTVILLE RESIDENCESEC5405$1.6M$1,255
RIVERFRONT RESIDENCESApt1,4725$2.66M$1,864
BOATHOUSE RESIDENCESCondo4934$1.95M$1,439
EVERGREEN PARKApt—3$1.4M$1,096
RIVERSOUND RESIDENCECondo5903$1.94M$1,442
RIVERSAILSCondo9211$1.89M$1,372

1,501–2,000 sqft Nearby Average Price Trend

1,501–2,000 sqft Nearby Transaction Volume

1,501–2,000 sqft Monthly Summary
MonthSalesPrice (A)MinMaxPSF (A)
2026-022$2.38M$1.78M$2.98M$1,462
2026-011$4.3M$4.3M$4.3M$2,602
2025-123$2.01M$1.6M$2.26M$1,170
2025-082$1.94M$1.63M$2.25M$1,288
1,501–2,000 sqft Nearby Condo Summary
CondoTypeUnitsSalesPrice (A)PSF (A)
PARK GREENEC—3$1.88M$1,070
HERON BAYEC3942$2.22M$1,470
RIVERFRONT RESIDENCESApt1,4721$2.98M$1,775
SERANGOON PARKTerrace House—1$4.3M$2,602
THE FLORIDAEC—1$1.63M$1,082

2,001–3,000 sqft Nearby Average Price Trend

2,001–3,000 sqft Nearby Transaction Volume

2,001–3,000 sqft Monthly Summary
MonthSalesPrice (A)MinMaxPSF (A)
2026-071$2.75M$2.75M$2.75M$1,096
2026-062$2.66M$2.6M$2.72M$1,007
2025-113$3.16M$2.3M$4.53M$1,266
2025-091$2.45M$2.45M$2.45M$1,079
2025-082$2.43M$2.25M$2.62M$1,043
2,001–3,000 sqft Nearby Condo Summary
CondoTypeUnitsSalesPrice (A)PSF (A)
RIVERSOUND RESIDENCECondo5904$2.56M$1,024
RIO VISTACondo—3$2.61M$1,079
SERANGOON PARKTerrace House—1$4.53M$1,886
THE RIVERVALEEC—1$2.3M$855
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Market Interpretation

KINGSFORD WATERBAY recorded 60 transactions during the latest 12 months, providing a more useful recent basis for comparison.

Its median PSF is approximately 6.3% below the District 19 project median, placing it on the more affordable side of the district market.

Within 1 km, 14 nearby condominiums were identified; 13 recorded at least one sale during the same period. These projects provide additional context where the subject development has limited recent activity.

This is a rules-based interpretation of recorded transactions and nearby project data, not a formal valuation.

Project Details

Developer
Kingsford Property Development
Property type
Condominium
District
District 19 - Hougang / Punggol / Sengkang
Market segment
Outside Central Region
Tenure
99 yrs lease commencing from 2014
TOP
2018
Total units
1,157

About KINGSFORD WATERBAY

KINGSFORD WATERBAY is a condominium in Singapore District 19, completed in 2018 with 99 yrs lease commencing from 2014. It recorded 60 transactions during the latest 12-month period in the database, with a median transacted price of $1.04M and a median of $1,458 psf. The most frequently transacted size range is 501–780 sqft, representing 38.3% of transactions with recorded floor area. KANGKAR LRT STATION is approximately 1.1 km away by straight-line distance. 1 primary school is located within a 1 km straight-line radius.

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Disclaimer: The information, charts and statistics on this page are derived from publicly available Urban Redevelopment Authority (URA) transaction records and are provided for general informational purposes only. While every reasonable effort is made to keep the information accurate and up to date, all data, calculations, trends and market insights are estimates and should not be relied upon as the sole basis for financial, investment, legal, valuation or property decisions. Users should independently verify the information and seek professional advice where appropriate.

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