Kingsford Waterbay, artist's impression: the blocks along Sungei Serangoon

BGrade

Resale Project Scorecard

Kingsford Waterbay

D19 · Hougang, Punggol, Sengkang · 99-year leasehold · completed 2018 · 1,165 units

Grade B, 6.38 out of 10, the 109th highest score among 180 resale condos in District 19.

How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.

TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →

Lease left, about: 87 yrs
Resales, 12 months to Oct 2026: 63
To Kangkar LRT: 880 m

Artist's impression: Kingsford Property Development Pte Ltd, Kingsford Waterbay e-brochure

Kingsford Waterbay Score

B
Grade
Score out of 10: 6.38
Highest score among 180 resale condos in District 19: 109th

Solid, middle-of-the-pack project. Standout strengths: rental yield, project size. Key weaknesses: MRT access.

Project's Historical Performance25%5/10

Avg Ann. of +2.06% — near-median performance within its 2018-era cohort (48th percentile).

The district median is 7/10.

Primary School Effect20%7/10

2 primary schools within 1km (nearest: CHIJ Our Lady of the Nativity at 0.44km). Strong school proximity — a genuine advantage for young families.

The district median is 9/10.

CHIJ Our Lady of the Nativity
Punggol Primary School

Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →

Project Size16%8/10

1165 units — good project size supporting active resale market and adequate facilities.

The district median is 3/10.

MRT Proximity13%4/10

880 m from Kangkar LRT (SE4), 1.1 km from Hougang MRT (NE14 / CR8) — weaker MRT access, likely requires bus or car for most trips.

The district median is 7.5/10.

Rental Yield10%8/10

Rental yield of 4.02% — strong income return.

The district median is 5/10.

Tenure10%8/10

99YR tenure — about 87 years remaining — no near-term decay concern.

The district median is 10/10.

Future Transformation6%6/10

Moderate future-catalyst exposure — nearest meaningful driver: Paya Lebar Air Base redevelopment at 0.97km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

The district median is 4/10.

Scores updated October 2026. On the map →

See every stack in 3D: facing, view, sun and floor plan →

Why Kingsford Waterbay scores 6.38

Kingsford Waterbay scores 6.38 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 843rd of 2,350 resale condos scored in Singapore and 109th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Project Size (8/10) and Rental Yield (8/10); its weakest is MRT Proximity (4/10).

Factor	This condoKingsford Waterbay	DistrictDistrict median	EffectEffect on score	Scores above
Project's Historical Performance25%	5/10	7/10	−0.50	21% of district
Primary School Effect20%	7/10	9/10	−0.40	17% of district
Project Size16%	8/10	3/10	+0.80	67% of district
MRT Proximity13%	4/10	7.5/10	−0.45	4% of district
Rental Yield10%	8/10	5/10	+0.30	87% of district
Tenure10%	8/10	10/10	−0.20	11% of district
Future Transformation6%	6/10	4/10	+0.12	87% of district

Medians are across the 180 scored resale projects in District 19 (Hougang, Punggol, Sengkang). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Kingsford Waterbay and a median-profile project (6.74). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.

Kingsford Waterbay Prices

By unit type at Kingsford Waterbay

Unit type	Size	Sold for	Median PSF	Sales
1-bedroom484 sq ft	484 sq ft	$650,000 to $880,000	$1,445 psf	13
2-bedroom678 sq ft	678 sq ft	$900,000 to $1.23M	$1,491 psf	28
3-bedroom926 sq ft	926 sq ft	$1.12M to $1.82M	$1,448 psf	18
4-bedroom1,033 sq ft	1,033 sq ft	$1.56M to $1.83M	$1,532 psf	3

Past transactions at Kingsford Waterbay

Unit

63 resales, Nov 2025 to Oct 2026 · median $1,460 psf · $650,000 to $2,008,000 · 58 of the 62 with a purchase on record sold at a profit

								Sale
28 Sep 2026	78 Upper Serangoon View	9	#09-66662BR · Blk 78	2BR	689	$1,539	$1,060,000	Resale
21 Sep 2026	64 Upper Serangoon View	5	#05-08082BR · Blk 64	2BR	710	$1,485	$1,055,000	Resale
15 Sep 2026	70 Upper Serangoon View	13	#13-28281BR · Blk 70	1BR	484	$1,482	$718,000	Resale
14 Sep 2026	74 Upper Serangoon View	9	#09-49492BR · Blk 74	2BR	689	$1,430	$985,000	Resale
11 Sep 2026	76 Upper Serangoon View	11	#11-58582BR · Blk 76	2BR	689	$1,524	$1,050,000	Resale
7 Sep 2026	80 Upper Serangoon View	13	#13-74742BR · Blk 80	2BR	689	$1,495	$1,030,000	Resale
4 Sep 2026	76 Upper Serangoon View	7	#07-57572BR · Blk 76	2BR	678	$1,497	$1,015,000	Resale
4 Sep 2026	76 Upper Serangoon View	8	#08-58582BR · Blk 76	2BR	689	$1,517	$1,045,000	Resale
24 Aug 2026	68 Upper Serangoon View	3	#03-26261BR · Blk 68	1BR	484	$1,445	$700,000	Resale
24 Aug 2026	78 Upper Serangoon View	3	#03-63632BR · Blk 78	2BR	657	$1,396	$916,888	Resale

Median PSF by month

Kingsford WaterbayD19, all resale condos

Show as a table

Period	Sales	Median PSF	D19
Nov 2025	1	—	$1,614 psf
Dec 2025	7	$1,453 psf	$1,637 psf
Jan 2026	3	$1,505 psf	$1,627 psf
Feb 2026	4	$1,472 psf	$1,597 psf
Mar 2026	5	$1,450 psf	$1,652 psf
Apr 2026	8	$1,414 psf	$1,646 psf
May 2026	8	$1,491 psf	$1,599 psf
Jun 2026	3	$1,443 psf	$1,640 psf
Jul 2026	4	$1,462 psf	$1,674 psf
Aug 2026	12	$1,440 psf	$1,642 psf
Sep 2026	8	$1,496 psf	$1,612 psf
Oct 2026	—	—	—

A month is plotted from two sales up; the district line from ten.

Resales by month

Sellers here made a median +2.4% a year, ranked 61 of 78 in D19 and 511 of 715 condos. See the most profitable condos in D19 →

URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →

Kingsford Waterbay Rent

Median rent a month: $2,600 to $3,800
Gross yield: 3.5% to 4.4%
Rental contracts: 192

Unit type	Median rent	Most rents	Gross yield	LetsContracts
1-bedroom	$2,600	$2,500 to $2,700	4.4%	68
2-bedroom	$3,200	$3,000 to $3,300	3.8%	86
3-bedroom	$3,800	$3,600 to $3,900	3.5%	38

Rental contracts at Kingsford Waterbay

193 contracts, Sep 2025 to Aug 2026 · median $3,100 a month · $2,200 to $4,900

Month	Type	Size	Rent a month
Aug 2026	1BR	400 to 500 sq ft	$2,500
Aug 2026	1BR	400 to 500 sq ft	$2,500
Aug 2026	1BR	400 to 500 sq ft	$2,500
Aug 2026	1BR	400 to 500 sq ft	$2,500
Aug 2026	1BR	400 to 500 sq ft	$2,600
Aug 2026	1BR	400 to 500 sq ft	$2,850
Aug 2026	2BR	600 to 700 sq ft	$2,900
Aug 2026	2BR	600 to 700 sq ft	$3,000
Aug 2026	2BR	600 to 700 sq ft	$3,100
Aug 2026	2BR	800 to 900 sq ft	$3,150

URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.

Kingsford Waterbay By stack

Highest, stack 18: $1,520 psf
Lowest, stack 52: $1,294 psf
Stacks with 2+ resales: 75

Stack	Median PSF	Size	Sold on	Sales
01	$1,498 psf	721 sq ft	Levels 8 to 16	5
03	$1,464 psf	915 sq ft	Levels 6 to 12	4
04	$1,458 psf	624 sq ft	Levels 10 to 15	3
05	$1,467 psf	614 sq ft	Levels 7 to 13	3
06	$1,341 psf	850 sq ft	Levels 3 to 14	3
07	$1,379 psf	1,001 sq ft	Levels 8 to 16	7
08	$1,362 psf	710 sq ft	Levels 3 to 16	6
09	$1,489 psf	484 sq ft	Levels 5 to 16	7

Show the other 67 stacks

Stack	Median PSF	Size	Sold on	Sales
10	$1,486 psf	484 sq ft	Levels 4 to 15	5
11	$1,376 psf	850 sq ft	Levels 3 to 15	7
12	$1,462 psf	883 sq ft	Levels 6 to 16	5
13	$1,452 psf	689 sq ft	Levels 1 to 15	4
14	$1,438 psf	678 sq ft	Levels 1 to 8	3
15	$1,404 psf	1,033 sq ft	Levels 4 to 12	2
16	$1,443 psf	893 sq ft	Levels 5 to 16	6
17	$1,489 psf	474 sq ft	Levels 4 to 15	9
18	$1,520 psf	474 sq ft	Levels 6 to 10	2
19	$1,433 psf	1,023 sq ft	Levels 3 to 16	4
20	$1,341 psf	1,044 sq ft	Levels 8 to 16	3
21	$1,371 psf	678 sq ft	Levels 2 to 13	5
22	$1,378 psf	689 sq ft	Levels 2 to 12	6
23	$1,430 psf	883 sq ft	Levels 2 to 16	5
26	$1,445 psf	484 sq ft	Levels 3 to 15	5
27	$1,441 psf	484 sq ft	Levels 5 to 11	3
28	$1,457 psf	484 sq ft	Levels 4 to 13	4
29	$1,388 psf	850 sq ft	Levels 5 to 12	3
30	$1,439 psf	883 sq ft	Levels 3 to 16	4
31	$1,398 psf	689 sq ft	Levels 4 to 16	8
32	$1,430 psf	678 sq ft	Levels 4 to 13	7
33	$1,394 psf	883 sq ft	Levels 6 to 16	3
34	$1,455 psf	1,001 sq ft	Levels 9 to 16	2
35	$1,349 psf	474 sq ft	Levels 3 to 16	5
36	$1,511 psf	474 sq ft	Levels 6 to 15	6
37	$1,398 psf	1,109 sq ft	Levels 4 to 13	5
38	$1,419 psf	1,033 sq ft	Levels 1 to 15	7
39	$1,430 psf	678 sq ft	Levels 3 to 12	3
40	$1,372 psf	689 sq ft	Levels 5 to 15	5
41	$1,433 psf	883 sq ft	Levels 4 to 15	4
42	$1,341 psf	850 sq ft	Levels 3 to 16	7
43	$1,466 psf	484 sq ft	Levels 4 to 13	5
44	$1,425 psf	484 sq ft	Levels 3 to 15	4
45	$1,479 psf	484 sq ft	Levels 5 to 13	4
46	$1,490 psf	484 sq ft	Levels 9 to 15	4
47	$1,370 psf	850 sq ft	Levels 4 to 16	9
48	$1,416 psf	883 sq ft	Levels 12 to 14	3
49	$1,430 psf	689 sq ft	Levels 5 to 11	5
50	$1,453 psf	678 sq ft	Levels 8 to 15	5
51	$1,360 psf	1,033 sq ft	Levels 1 to 14	6
52	$1,294 psf	893 sq ft	Levels 3 to 12	5
53	$1,415 psf	474 sq ft	Levels 5 to 13	2
54	$1,415 psf	474 sq ft	Levels 6 to 16	5
55	$1,372 psf	1,033 sq ft	Levels 7 to 16	3
56	$1,411 psf	1,195 sq ft	Levels 1 to 16	2
57	$1,466 psf	678 sq ft	Levels 2 to 14	10
58	$1,423 psf	689 sq ft	Levels 2 to 11	7
59	$1,399 psf	883 sq ft	Levels 6 to 16	5
60	$1,346 psf	850 sq ft	Levels 6 to 14	3
61	$1,489 psf	484 sq ft	Levels 5 to 15	5
62	$1,486 psf	484 sq ft	Levels 5 to 14	5
63	$1,396 psf	657 sq ft	Levels 3 to 15	3
64	$1,352 psf	850 sq ft	Levels 3 to 12	4
65	$1,412 psf	1,356 sq ft	Levels 4 to 15	4
66	$1,507 psf	689 sq ft	Levels 1 to 13	5
67	$1,354 psf	678 sq ft	Levels 1 to 11	7
68	$1,426 psf	850 sq ft	Levels 2 to 16	4
69	$1,385 psf	850 sq ft	Levels 3 to 13	2
70	$1,406 psf	635 sq ft	Levels 3 to 11	4
71	$1,352 psf	657 sq ft	Levels 4 to 16	5
72	$1,378 psf	958 sq ft	Levels 4 to 15	8
73	$1,450 psf	1,195 sq ft	Levels 1 to 15	6
74	$1,430 psf	689 sq ft	Levels 2 to 14	7
75	$1,345 psf	678 sq ft	Levels 4 to 16	3
76	$1,460 psf	1,216 sq ft	Levels 14 to 15	2
77	$1,363 psf	850 sq ft	Levels 5 to 13	4
78	$1,338 psf	635 sq ft	Levels 4 to 16	4

Where each stack sits, what it faces and its floor plan, in 3D →

URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →

Kingsford Waterbay Floor plans

40 layouts from the developer. Tap a plan to open it.

Compare two layouts side by side →Which stacks have each layout, in 3D →

1-Bedroom4 plans · 474 to 840 sq ft

Floor plan of Kingsford Waterbay type A1b / A1b-P / B1 / B1-P, 1-Bedroom, 474 to 635 sq ft — Type A1b / A1b-P / B1 / B1-P1-Bedroom · 474 to 635 sq ft · 104 homesFull page ↗

Floor plan of Kingsford Waterbay type A1 / A1-P / A1a / A1a-P, 1-Bedroom, 484 sq ft — Type A1 / A1-P / A1a / A1a-P1-Bedroom · 484 sq ft · 156 homesFull page ↗

Floor plan of Kingsford Waterbay type A1b-PH / B1-PH, Penthouse, 1 bedroom, 657 to 840 sq ft — Type A1b-PH / B1-PHPenthouse, 1 bedroom · 657 to 840 sq ft · 8 homesFull page ↗

Floor plan of Kingsford Waterbay type A1-PH / A1a-PH, Penthouse, 1 bedroom, 678 to 689 sq ft — Type A1-PH / A1a-PHPenthouse, 1 bedroom · 678 to 689 sq ft · 12 homesFull page ↗

2-Bedroom8 plans · 614 to 1,066 sq ft

Floor plan of Kingsford Waterbay type B1a / B1a-P / B1b / B1b-P, 2-Bedroom, 614 to 657 sq ft — Type B1a / B1a-P / B1b / B1b-P2-Bedroom · 614 to 657 sq ft · 40 homesFull page ↗

Floor plan of Kingsford Waterbay type B1c / B1c-P / B2 / B2-P, 2-Bedroom, 624 to 678 sq ft — Type B1c / B1c-P / B2 / B2-P2-Bedroom · 624 to 678 sq ft · 134 homesFull page ↗

Floor plan of Kingsford Waterbay type B2a / B2a-P / B2b / B2b-P, 2-Bedroom, 689 to 710 sq ft — Type B2a / B2a-P / B2b / B2b-P2-Bedroom · 689 to 710 sq ft · 133 homesFull page ↗

Floor plan of Kingsford Waterbay type B2c / B2c-P / B2d / B2d-P, 2-Bedroom, 721 to 775 sq ft — Type B2c / B2c-P / B2d / B2d-P2-Bedroom · 721 to 775 sq ft · 15 homesFull page ↗

Floor plan of Kingsford Waterbay type B1a-PH / B1b-PH, Penthouse, 2 bedrooms, 829 to 872 sq ft — Type B1a-PH / B1b-PHPenthouse, 2 bedrooms · 829 to 872 sq ft · 3 homesFull page ↗

Floor plan of Kingsford Waterbay type B1c-PH / B2-PH, Penthouse, 2 bedrooms, 840 to 850 sq ft — Type B1c-PH / B2-PHPenthouse, 2 bedrooms · 840 to 850 sq ft · 9 homesFull page ↗

Floor plan of Kingsford Waterbay type B2a-PH / B2b-PH, Penthouse, 2 bedrooms, 861 to 915 sq ft — Type B2a-PH / B2b-PHPenthouse, 2 bedrooms · 861 to 915 sq ft · 9 homesFull page ↗

Floor plan of Kingsford Waterbay type B2c-PH / C1-PH, Penthouse, 2 bedrooms, 926 to 1,066 sq ft — Type B2c-PH / C1-PHPenthouse, 2 bedrooms · 926 to 1,066 sq ft · 2 homesFull page ↗

3-Bedroom17 plans · 850 to 1,249 sq ft

Floor plan of Kingsford Waterbay type C1 / C1-P / C1a / C1a-P, 3-Bedroom, 850 sq ft — Type C1 / C1-P / C1a / C1a-P3-Bedroom · 850 sq ft · 27 homesFull page ↗

Floor plan of Kingsford Waterbay type C1b / C1b-P / C1c-P, 3-Bedroom, 850 sq ft — Type C1b / C1b-P / C1c-P3-Bedroom · 850 sq ft · 68 homesFull page ↗

Floor plan of Kingsford Waterbay type C1c / C1d / C1d-P, 3-Bedroom, 850 to 861 sq ft — Type C1c / C1d / C1d-P3-Bedroom · 850 to 861 sq ft · 51 homesFull page ↗

Floor plan of Kingsford Waterbay type C2 / C2-P, 3-Bedroom, 883 sq ft — Type C2 / C2-P3-Bedroom · 883 sq ft · 15 homesFull page ↗

Floor plan of Kingsford Waterbay type C2c / C2c-P, 3-Bedroom, 883 sq ft — Type C2c / C2c-P3-Bedroom · 883 sq ft · 90 homesFull page ↗

Floor plan of Kingsford Waterbay type C2a / C2b / C2b-P, 3-Bedroom, 893 to 915 sq ft — Type C2a / C2b / C2b-P3-Bedroom · 893 to 915 sq ft · 51 homesFull page ↗

Floor plan of Kingsford Waterbay type C4 / C4a / C4a-P, 3-Bedroom Dual Key, 958 to 980 sq ft — Type C4 / C4a / C4a-P3-Bedroom Dual Key · 958 to 980 sq ft · 25 homesFull page ↗

Floor plan of Kingsford Waterbay type C3d / C3d-P / C3e / C3e-P, 3-Bedroom, 980 sq ft — Type C3d / C3d-P / C3e / C3e-P3-Bedroom · 980 sq ft · 4 homesFull page ↗

Floor plan of Kingsford Waterbay type C3 / C3-P / C3a / C3a-P, 3-Bedroom, 1,001 to 1,023 sq ft — Type C3 / C3-P / C3a / C3a-P3-Bedroom · 1,001 to 1,023 sq ft · 26 homesFull page ↗

Floor plan of Kingsford Waterbay type C3b / C3c, 3-Bedroom, 1,033 to 1,044 sq ft — Type C3b / C3c3-Bedroom · 1,033 to 1,044 sq ft · 39 homesFull page ↗

Floor plan of Kingsford Waterbay type C1a-PH / C1b-PH, Penthouse, 3 bedrooms, 1,066 sq ft — Type C1a-PH / C1b-PHPenthouse, 3 bedrooms · 1,066 sq ft · 6 homesFull page ↗

Floor plan of Kingsford Waterbay type C1c-PH / C1d-PH, Penthouse, 3 bedrooms, 1,066 to 1,076 sq ft — Type C1c-PH / C1d-PHPenthouse, 3 bedrooms · 1,066 to 1,076 sq ft · 4 homesFull page ↗

Floor plan of Kingsford Waterbay type C2-PH / C2a-PH, Penthouse, 3 bedrooms, 1,098 to 1,141 sq ft — Type C2-PH / C2a-PHPenthouse, 3 bedrooms · 1,098 to 1,141 sq ft · 2 homesFull page ↗

Floor plan of Kingsford Waterbay type C2b-PH / C2c-PH, Penthouse, 3 bedrooms, 1,098 to 1,109 sq ft — Type C2b-PH / C2c-PHPenthouse, 3 bedrooms · 1,098 to 1,109 sq ft · 9 homesFull page ↗

Floor plan of Kingsford Waterbay type C4-PH / C4a-PH, Penthouse, 3 bedrooms dual key, 1,141 to 1,184 sq ft — Type C4-PH / C4a-PHPenthouse, 3 bedrooms dual key · 1,141 to 1,184 sq ft · 2 homesFull page ↗

Floor plan of Kingsford Waterbay type C3b-PH / C3c-PH, Penthouse, 3 bedrooms, 1,195 to 1,249 sq ft — Type C3b-PH / C3c-PHPenthouse, 3 bedrooms · 1,195 to 1,249 sq ft · 3 homesFull page ↗

Floor plan of Kingsford Waterbay type C3-PH / C3a-PH, Penthouse, 3 bedrooms, 1,216 to 1,249 sq ft — Type C3-PH / C3a-PHPenthouse, 3 bedrooms · 1,216 to 1,249 sq ft · 2 homesFull page ↗

4-Bedroom8 plans · 980 to 1,442 sq ft

Floor plan of Kingsford Waterbay type D1b / D1b-P / D2 / D2-P, 4-Bedroom, 980 to 1,109 sq ft — Type D1b / D1b-P / D2 / D2-P4-Bedroom · 980 to 1,109 sq ft · 15 homesFull page ↗

Floor plan of Kingsford Waterbay type D1 / D1a / D1a-P, 4-Bedroom, 1,033 sq ft — Type D1 / D1a / D1a-P4-Bedroom · 1,033 sq ft · 26 homesFull page ↗

Floor plan of Kingsford Waterbay type D2a / D2b / D2b-P, 4-Bedroom, 1,055 to 1,109 sq ft — Type D2a / D2b / D2b-P4-Bedroom · 1,055 to 1,109 sq ft · 15 homesFull page ↗

Floor plan of Kingsford Waterbay type D3a / D3a-P, 4-Bedroom, 1,195 sq ft — Type D3a / D3a-P4-Bedroom · 1,195 sq ft · 15 homesFull page ↗

Floor plan of Kingsford Waterbay type D3 / D3-P, 4-Bedroom, 1,216 sq ft — Type D3 / D3-P4-Bedroom · 1,216 sq ft · 15 homesFull page ↗

Floor plan of Kingsford Waterbay type D1-PH / D1a-PH, Penthouse, 4 bedrooms, 1,259 sq ft — Type D1-PH / D1a-PHPenthouse, 4 bedrooms · 1,259 sq ft · 2 homesFull page ↗

Floor plan of Kingsford Waterbay type D2-PH / D2a-PH, Penthouse, 4 bedrooms, 1,335 sq ft — Type D2-PH / D2a-PHPenthouse, 4 bedrooms · 1,335 sq ft · 2 homesFull page ↗

Floor plan of Kingsford Waterbay type D3-PH / D3a-PH, Penthouse, 4 bedrooms, 1,421 to 1,442 sq ft — Type D3-PH / D3a-PHPenthouse, 4 bedrooms · 1,421 to 1,442 sq ft · 2 homesFull page ↗

5-Bedroom3 plans · 1,302 to 1,593 sq ft

Floor plan of Kingsford Waterbay type E1a, 5-Bedroom, 1,302 sq ft — Type E1a5-Bedroom · 1,302 sq ft · 1 homeFull page ↗

Floor plan of Kingsford Waterbay type E1 / E1a-P, 5-Bedroom, 1,302 to 1,356 sq ft — Type E1 / E1a-P5-Bedroom · 1,302 to 1,356 sq ft · 14 homesFull page ↗

Floor plan of Kingsford Waterbay type E1-PH, Penthouse, 5 bedrooms, 1,593 sq ft — Type E1-PHPenthouse, 5 bedrooms · 1,593 sq ft · 1 homeFull page ↗

Floor plans: Kingsford Property Development Pte Ltd, Kingsford Waterbay floor plan books (whole type pages, two types a page). Developer's plans, not drawn to scale; areas are approximate and include A/C ledge, balcony, PES, private roof terrace and void; homes marked mirror on the page are mirror images of the plan shown.

Kingsford Waterbay Site plan

Every block in 3D, with the sun on each home →

Site plan: Kingsford Property Development Pte Ltd, Kingsford Waterbay floor plan book. Developer's illustration, artist's impression, not drawn to scale.

Kingsford Waterbay Notes

How these numbers are worked out

Grade B places Kingsford Waterbay in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
PSF against the district: $1,460 psf at Kingsford Waterbay against $1,635 psf across District 19, medians over 12 months.
MRT distance is a straight line on the map; the walking route is longer.
Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,448 psf). A specific unit's value depends on floor, size, facing and condition.
By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (1 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
Factor bars: the black mark on each bar is the district median.
Score: seven weighted factors. Methodology published.

What the score cannot tell you

RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 63 resale caveats at Kingsford Waterbay ranged from $1,090 psf to $1,706 psf: that spread is unit-level variation the score cannot see.
Historical Performance is a percentile among projects of similar vintage (completed around 2018, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
The nearest rail stop is Kangkar LRT (SE4) (880 m), an LRT, which the MRT Proximity factor does not count; the score reflects the nearest MRT station instead. Distances are straight-line and bus links are not scored.
Primary School Effect counts the 2 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Kingsford Waterbay for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.

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Kingsford Waterbay Key facts

District: D19, Hougang, Punggol, Sengkang
Tenure: 99-year leasehold
Lease left: About 87 years
Completed: 2018
Total units: 1,165

Kingsford Waterbay Nearby

MRT and LRT (5)

Kangkar (SE4)LRT880 m
Hougang (NE14 / CR8)1.1 km
Ranggung (SE5)LRT1.2 km
Defu (CR7)Being built1.3 km
Bakau (SE3)LRT1.3 km

Primary schools within 1 km (2)

CHIJ Our Lady of the NativityWithin 1 km (OneMap, all 18 blocks) · 1257 Upper Serangoon Road440 m
Punggol Primary SchoolWithin 1 km (OneMap, 14 of 18 blocks) · 61 Hougang Avenue 8900 m

Bus stops (5)

Opp S'goon Sec SchUpp Serangoon ViewBuses 32420 m
Rio VistaHougang Ave 7Buses 112, 112A, 112B, 676210 m
S'goon Sec SchUpp S'goon RdBuses 62, 62A, 102, 136, 676, 681210 m
Opp Rio VistaHougang Ave 7Buses 112, 676240 m
Blk 477AUpp S'goon RdBuses 62, 62A, 102, 136, 676, 681240 m

Secondary schools (5)

Serangoon Secondary School11 Upper Serangoon View110 m
Holy Innocents' High School1191 Upper Serangoon Road690 m
North Vista Secondary School11 Rivervale Link790 m
Seng Kang Secondary School10 Compassvale Lane1.3 km
Montfort Secondary School50 Hougang Avenue 81.5 km

Childcare (5)

Cambridge@KINGSFORD Waterbay50 Upper Serangoon View, #01-01, Kingsford Waterbay10 m
My World Preschool Ltd476C Upper Serangoon View, #01-534210 m
Agape Little Uni. @ Upper Serangoon473D Upper Serangoon Crescent, #01-353, Hougang Parkedge260 m
PCF Sparkletots Preschool @ Bedok Reservoir Punggol Blk 475C475C Upper Serangoon Crescent #01-547320 m
PCF Sparkletots Preschool @ Bedok Reservoir-Punggol Blk 470C470C Upper Serangoon Crescent, #01-352460 m

Straight-line distances from the nearest block of Kingsford Waterbay, stations to their nearest exit; the walk is longer. Stations marked "being built" are not open yet. Only primary schools within 1 km are listed: OneMap School Query's answer for each block of Kingsford Waterbay, the measure MOE uses for Primary 1; the figure beside a school is our straight line from the nearest block to the school's land boundary. Living within 1 km does not guarantee a Primary 1 place. Check your block on OneMap → Data: LTA, MOE, ECDA and URA, under the Singapore Open Data Licence.

Kingsford Waterbay Similar condos

All 180 in District 19 →

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Kingsford Waterbay Questions

What does Kingsford Waterbay's RPS grade say — and not say — in 2026?

Kingsford Waterbay scores 6.38/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 843rd of 2,350 Singapore resale condos and 109th of 180 in District 19 (Hougang, Punggol, Sengkang). Solid, middle-of-the-pack project. Standout strengths: rental yield, project size. Key weaknesses: MRT access. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. It does not assess a specific unit or its asking price; the price, stack, floor, facing and condition still decide the outcome.

Why does Kingsford Waterbay score Grade B, and what would move it?

A District 19 (Hougang, Punggol, Sengkang) project sitting at the district median on all seven factors would score 6.74; Kingsford Waterbay scores 6.38, 0.36 points below it. It gains most from Project Size (8/10 against a median of 3, +0.80), Rental Yield (8/10 against a median of 5, +0.30) and Future Transformation (6/10 against a median of 4, +0.12). It gives up most on Project's Historical Performance (5/10 against a median of 7, −0.50), MRT Proximity (4/10 against a median of 7.5, −0.45) and Primary School Effect (7/10 against a median of 9, −0.40). The grade is a percentile split of the score across all scored condos, targeting roughly 10% S, 20% A, 40% B, 20% C and 10% D — published shares land close to that rather than exactly on it, because condos on the same score always take the same grade. The letter moves only when the score crosses a cut that shifts with each refresh.

What is the average PSF at Kingsford Waterbay?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), URA REALIS records 63 resale transactions at Kingsford Waterbay, at a median of $1,460 psf and a median price of $1.04M (range $1,090 psf to $1,706 psf). The median PSF is up 0.9% on the previous 12 months (Nov 2024 – Oct 2025, $1,448 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.

How much does a unit at Kingsford Waterbay cost?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), 1-bedroom units of about 484 sq ft sold for $650,000 to $880,000 (13 sales), 2-bedroom units of about 678 sq ft sold for $900,000 to $1.23M (28 sales), 3-bedroom units of about 926 sq ft sold for $1.12M to $1.82M (18 sales) and 4-bedroom units of about 1,033 sq ft sold for $1.56M to $1.83M (3 sales) at Kingsford Waterbay. These are URA REALIS resale caveats, grouped by bedroom count; within a type, floor, facing and condition move the price.

How much is the rent at Kingsford Waterbay, and what is the rental yield?

In the 12 months to August 2026 (Sep 2025 – Aug 2026), 1-bedroom units let at a median of $2,600 a month (68 contracts, about 4.4% gross yield), 2-bedroom units let at a median of $3,200 a month (86 contracts, about 3.8% gross yield) and 3-bedroom units let at a median of $3,800 a month (38 contracts, about 3.5% gross yield) at Kingsford Waterbay, from URA rental contracts. Gross yield is a year of the median rent over the median resale price of the same unit type in the 12 months to October 2026, before maintenance fees, property tax, agent fees, vacancy and mortgage interest.

How far is Kingsford Waterbay from the nearest MRT station?

The nearest rail stop to Kingsford Waterbay is Kangkar LRT (SE4), about 880 m away. RPS scores MRT Proximity on true MRT stations only (LRT stops are excluded from the factor), and Kingsford Waterbay scores 4/10 on it.

How does Kingsford Waterbay compare with Central View?

Central View is the project scored next to Kingsford Waterbay on the District 19 ranking: 6.38 (Grade B) against Kingsford Waterbay's 6.38 (Grade B). Kingsford Waterbay scores higher on Project Size (8 vs 5) and Rental Yield (8 vs 5); Central View scores higher on MRT Proximity (8 vs 4) and Project's Historical Performance (7 vs 5).

Which primary schools are within 1km of Kingsford Waterbay?

2 primary schools are within 1km of Kingsford Waterbay on OneMap's School Query, measured from the development's nearest block: CHIJ Our Lady of the Nativity, Punggol Primary School. The list follows OneMap's School Query, which measures from the school's land boundary to each block's building outline the way MOE does for Primary 1 registration. A school is listed when any block of the development is within 1km, so blocks at the far end can fall outside it. For your own block, check its postal code on OneMap's School Query at https://www.onemap.gov.sg/school. Kingsford Waterbay scores 7/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.

What is the tenure of Kingsford Waterbay, and how big is the project?

Kingsford Waterbay is 99-year leasehold, was completed in 2018 and has 1,165 units. 99YR tenure — about 87 years remaining — no near-term decay concern. 1165 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.