Kingsford Waterbay
UPPER SERANGOON VIEW · D19
Median PSF · 12m
S$1,458
Median price · 12m
S$1.03M
Latest sale
S$1.75M
Oct 2026
1-year change
+0.7%
Sales · 12m
71
401 all time
Gross yield
3.74%
188 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +13.5%
- Annualised
- +2.4%
- Transactions
- 393
- 1 year
- +0.7%
- 3 years p.a.
- +2.0%
- 5 years p.a.
- +2.7%
- Median size
- 689 sqft
Against the neighbourhood
How it compares within D19
Serangoon Gardens, Hougang, Punggol, Sengkang. All figures are medians over the last 12 months for private homes in this district.
| Measure | Kingsford Waterbay | D19 median | Difference |
|---|---|---|---|
| Median PSF | S$1,458 | S$1,626 | -10.3% |
| Median price | S$1.03M | S$1.58M | -34.8% |
| Gross rental yield | 3.74% | 3.43% | +0.3 pts |
| 1-year price change | +0.7% | +3.8% | -3.1 pts |
This development trades about 10% below the D19 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$3,100
Contracts · 12m
188
Implied annual rent
S$37K
Gross yield
3.74%
| Unit type | Contracts | Median rent |
|---|---|---|
| 2 bedroom | 86 | S$3,155 |
| 1 bedroom | 66 | S$2,600 |
| 3 bedroom | 34 | S$3,800 |
| 5 bedroom | 1 | S$5,000 |
| 4 bedroom | 1 | S$4,900 |
Investment analysis
Investment score 59 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
59/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Liquidityweight 15%99
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%71
Gross yield against every other development in its segment.
- Valuationweight 22%66
How its median price per square foot compares with its own district.
- Supply riskweight 10%41
Upcoming units recorded in the same district. Higher score means less competing supply.
- Price momentumweight 18%40
Three-year annualised change in median PSF, or one year where three is unavailable.
- Locationweight 15%26
Distance to the nearest rail station, plus schools within 1 km. Nearest is Kangkar LRT at 1.0 km.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Kangkar LRT1.0 km
- Ranggung LRT1.2 km
- Hougang MRT1.3 km
- Hougang Interchange MRT1.4 km
Schools within 2 km
- Serangoon Secondary Schoolsecondary (s1-s5)120 m
- Chij Our Lady Of The Nativityprimary650 m
- North Vista Secondary Schoolsecondary (s1-s5)820 m
- Holy Innocents' High Schoolsecondary (s1-s5)840 m
- Punggol Primary Schoolprimary1.0 km
- North Vista Primary Schoolprimary1.2 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
No upcoming supply is recorded nearby. URA pipeline data requires an API key, which is not configured, so this section may be incomplete.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Oct 2026 | Apartment | S$1,750,000 | 1,109 sqft | S$1,578 | 11-15 | 86 yr 3 mo |
| Oct 2026 | Apartment | S$1,315,000 | 883 sqft | S$1,490 | 06-10 | 86 yr 3 mo |
| Oct 2026 | Apartment | S$1,235,000 | 883 sqft | S$1,399 | 01-05 | 86 yr 3 mo |
| Oct 2026 | Apartment | S$995,000 | 689 sqft | S$1,444 | 06-10 | 86 yr 3 mo |
| Oct 2026 | Apartment | S$705,000 | 484 sqft | S$1,455 | 11-15 | 86 yr 3 mo |
| Oct 2026 | Apartment | S$700,000 | 484 sqft | S$1,445 | 11-15 | 86 yr 3 mo |
| Sep 2026 | Apartment | S$1,060,000 | 689 sqft | S$1,539 | 06-10 | 86 yr 4 mo |
| Sep 2026 | Apartment | S$1,055,000 | 710 sqft | S$1,485 | 01-05 | 86 yr 4 mo |
| Sep 2026 | Apartment | S$1,050,000 | 689 sqft | S$1,524 | 11-15 | 86 yr 4 mo |
| Sep 2026 | Apartment | S$1,045,000 | 689 sqft | S$1,517 | 06-10 | 86 yr 4 mo |
| Sep 2026 | Apartment | S$1,030,000 | 689 sqft | S$1,495 | 11-15 | 86 yr 4 mo |
| Sep 2026 | Apartment | S$1,015,000 | 678 sqft | S$1,497 | 06-10 | 86 yr 4 mo |
| Sep 2026 | Apartment | S$985,000 | 689 sqft | S$1,430 | 06-10 | 86 yr 4 mo |
| Sep 2026 | Apartment | S$718,000 | 484 sqft | S$1,482 | 11-15 | 86 yr 4 mo |
| Sep 2026 | Apartment | S$700,000 | 484 sqft | S$1,445 | 06-10 | 86 yr 4 mo |
| Sep 2026 | Apartment | S$692,500 | 484 sqft | S$1,430 | 01-05 | 86 yr 4 mo |
| Aug 2026 | Apartment | S$1,830,000 | 1,195 sqft | S$1,532 | 01-05 | 86 yr 5 mo |
| Aug 2026 | Apartment | S$1,820,000 | 1,249 sqft | S$1,458 | 16-20 | 86 yr 5 mo |
| Aug 2026 | Apartment | S$1,560,000 | 1,033 sqft | S$1,510 | 11-15 | 86 yr 5 mo |
| Aug 2026 | Apartment | S$1,430,000 | 958 sqft | S$1,493 | 11-15 | 86 yr 5 mo |
| Aug 2026 | Apartment | S$1,280,000 | 893 sqft | S$1,433 | 11-15 | 86 yr 5 mo |
| Aug 2026 | Apartment | S$1,013,000 | 678 sqft | S$1,494 | 01-05 | 86 yr 5 mo |
| Aug 2026 | Apartment | S$955,000 | 678 sqft | S$1,408 | 01-05 | 86 yr 5 mo |
| Aug 2026 | Apartment | S$916,888 | 657 sqft | S$1,396 | 01-05 | 86 yr 5 mo |
| Aug 2026 | Apartment | S$700,000 | 484 sqft | S$1,445 | 01-05 | 86 yr 5 mo |
| Aug 2026 | Apartment | S$695,000 | 484 sqft | S$1,435 | 01-05 | 86 yr 5 mo |
| Aug 2026 | Apartment | S$680,000 | 484 sqft | S$1,404 | 06-10 | 86 yr 5 mo |
| Aug 2026 | Apartment | S$668,000 | 474 sqft | S$1,410 | 06-10 | 86 yr 5 mo |
| Jul 2026 | Apartment | S$2,008,000 | 1,356 sqft | S$1,481 | 11-15 | 86 yr 6 mo |
| Jul 2026 | Apartment | S$1,230,000 | 850 sqft | S$1,446 | 11-15 | 86 yr 6 mo |
| Jul 2026 | Apartment | S$923,000 | 624 sqft | S$1,478 | 06-10 | 86 yr 6 mo |
| Jul 2026 | Apartment | S$905,000 | 635 sqft | S$1,425 | 01-05 | 86 yr 6 mo |
| Jun 2026 | Apartment | S$1,600,000 | 1,109 sqft | S$1,443 | 16-20 | 86 yr 7 mo |
| Jun 2026 | Apartment | S$1,248,000 | 883 sqft | S$1,414 | 06-10 | 86 yr 7 mo |
| Jun 2026 | Apartment | S$1,230,000 | 721 sqft | S$1,706 | 06-10 | 86 yr 7 mo |
| May 2026 | Apartment | S$1,590,000 | 1,033 sqft | S$1,539 | 06-10 | 86 yr 8 mo |
| May 2026 | Apartment | S$1,440,000 | 1,001 sqft | S$1,438 | 11-15 | 86 yr 8 mo |
| May 2026 | Apartment | S$1,250,000 | 850 sqft | S$1,470 | 01-05 | 86 yr 8 mo |
| May 2026 | Apartment | S$1,043,000 | 689 sqft | S$1,514 | 11-15 | 86 yr 8 mo |
| May 2026 | Apartment | S$1,030,000 | 678 sqft | S$1,519 | 06-10 | 86 yr 8 mo |
Showing the 40 most recent of 401 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Heron Bay
S$1,445
+6.5%15 sales3.0% yield
Rio Vista
S$1,199
+7.0%19 sales3.6% yield
Boathouse Residences
S$1,422
+5.2%18 sales3.6% yield
Riversails
S$1,489
+1.8%34 sales3.7% yield
Landed homes, St. Xavier's Lane
S$1,616
—2 sales1.6% yield
Park Green
S$1,148
+0.8%10 sales3.5% yield
The Rivervale
S$1,151
+2.2%10 sales5.8% yield
Riverfront Residences
S$1,747
+1.2%107 sales3.5% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.