RPS · Resale Project Scorecard
Kingsford Waterbay — Grade B
RPS score 6.38/10 · D19 · Hougang, Punggol, Sengkang · 1,165 units · scored across 7 weighted factors — methodology published.
99YR · Sim Lian Group · TOP 2018
Solid, middle-of-the-pack project. Standout strengths: total returns, project size. Key weaknesses: MRT access.
Factor breakdown
- Project's Historical Performance25% weight
- 5/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 4/10
- Rental Yield10% weight
- 8/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 6/10
Avg Ann. of +2.06% — near-median performance within its 2018-era cohort (48th percentile).
2 primary schools within 1km (nearest: CHIJ OUR LADY OF THE NATIVITY at 0.53km). Strong school proximity — a genuine advantage for young families.
1165 units — good project size supporting active resale market and adequate facilities.
0.90km from Kangkar Lrt Stn (SE4) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 4.02% — strong income return.
99YR tenure — about 87 years remaining — no near-term decay concern.
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.
Primary schools within 1km: CHIJ OUR LADY OF THE Nativity, Punggol Primary School.
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The verdict· Scores updated September 2026
Kingsford Waterbay scores 6.38 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 754th of 2,357 resale condos scored in Singapore and 102nd 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). Solid, middle-of-the-pack project. Standout strengths: total returns, project size. Key weaknesses: MRT access.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at Kingsford Waterbay
12 months to September 2026 (Oct 2025 – Sep 2026): 59 resale transactions, median $1,457 psf, median price $1.03M. Median PSF is flat on the previous 12 months.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 11 | $1,453 psf | $990,000 |
| Jan–Mar 2026 | 12 | $1,487 psf | $1.03M |
| Apr–Jun 2026 | 19 | $1,459 psf | $1.04M |
| Jul–Sep 2026 | 17 | $1,446 psf | $1.01M |
| 12-month total | 59 | $1,457 psf | $1.03M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Kingsford Waterbay: frequently asked questions
Answers generated from the scorecard data — RPS rank 754th of 2,357, scores updated September 2026.
- Is Kingsford Waterbay a good buy in 2026?
- Kingsford Waterbay scores 6.38/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 754th of 2,357 Singapore resale condos and 102nd of 180 in District 19 (Hougang, Punggol, Sengkang). Solid, middle-of-the-pack project. Standout strengths: total returns, project size. Key weaknesses: MRT access. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Kingsford Waterbay?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 59 resale transactions at Kingsford Waterbay, at a median of $1,457 psf and a median price of $1.03M (range $1,090 psf to $1,706 psf). The median PSF is flat on the previous 12 months (Oct 2024 – Sep 2025). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Kingsford Waterbay from the nearest MRT station?
- The nearest rail stop to Kingsford Waterbay is Kangkar LRT (SE4), about 900m 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 The Quinn?
- The Quinn is the project scored next to Kingsford Waterbay on the District 19 ranking: 6.39 (Grade B) against Kingsford Waterbay's 6.38 (Grade B). Kingsford Waterbay scores higher on Rental Yield (8 vs 4) and Project Size (8 vs 5); The Quinn scores higher on MRT Proximity (4 vs 8) and Primary School Effect (7 vs 10).
- Which primary schools are within 1km of Kingsford Waterbay?
- 2 primary schools are within 1km of Kingsford Waterbay: CHIJ OUR LADY OF THE Nativity, Punggol Primary School. 2 primary schools within 1km (nearest: CHIJ OUR LADY OF THE NATIVITY at 0.53km). Strong school proximity — a genuine advantage for young families. 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, completed in 2018, has 1,165 units, developed by Sim Lian Group. 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%.
Scored either side of Kingsford Waterbay in Hougang, Punggol, Sengkang
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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