Kingsford Waterbay Review

Kingsford Waterbay is a 1165-unit development located within the private residential enclave of Upper Serangoon View. At time of writing (Sept 2015), 219 out of the 314 units launched have been sold.

Unit sizes range from 1-bedroom units to 5-bedroom units, with an additional 6 terrace units and 2 semi-D units. The lowest-priced unit on PropertyGuru is a 484 sqft 1-bedroom unit going for $498,000, which translates to around $1,030 psf. A 1,949 sqft 4-bedroom semi-D unit is going for $1,999,999 and this is an estimated $1,026 psf.

At time of writing, all unit types are still available.

Construction for the development is still in the initial stages.

The showflat is on site and more accessible via the side entrance nearer to Rio Vista.

This is the view right behind the showflat. Sungei Serangoon (Malay for Serangoon River) is an 8-km river which starts at Tampines, flows through Hougang and Sengkang and empties into Serangoon Harbour. The section behind Kingsford is part of a 2.2km jogging track known as Serangoon Park Connector running along its western bank.

Kingsford Waterbay consists of 9 towers each standing at 16 storeys tall. They are organized in such a way that every unit either has a view of Sungei Serangoon or the gamut of facilities within the development.

The project is carved into six zones. The commercial shops and childcare centre are all near the main entrance, with the public having access to the shops.

Different parts of each unit have different types of flooring. Future residents get to see the floor types up close at the showflat.

Facilities at Kingsford are organized according to the six zones – The Stream, The River, The Cove, The Waterfall, The Promenade and The Club.

For the active:

• tennis court
• gym room, aqua gym & outdoor gym
• fitness corner and
• two 50m lap pools

For the nature lovers:

• zen garden
• meditation lawn
• putting green
• sunset pavilion and
• water zen garden

For family activities, there are the BBQ sun deck, bubbling pool and water slide playground for kids, wave pool for everyone, function deck and water theatre. After a long day at work, you can head to the sky bar or the creek pool deck for some relaxation time.

Showflat units are available for 1- to 5-bedroom units. Photos in this review are from all units.

Specifications:

Flooring

• homogenous and/or ceramic and/or porcelain tiles for living, dining, family area, yard, powder room, bathrooms, water closet, passageway to rooms and balcony or private enclosed space (PES)
• engineered timber flooring for bedrooms

Doors

• timber door for entrance
• hollow core flush timber doors for bedrooms, kitchen, powder room and bathrooms
• powder-coated aluminium-framed door and/or fixed glass panel for balcony or PES
• slide-and-fold PVC door panel for yard and water closet

Sanitary fittings

• solid surface vanity top with basin and mixer, mirror, towel rail, shower compartment with shower mixer set, pedestal water closet and paper holder for all bathrooms
• solid surface vanity top with basin and mixer, mirror, pedestal water closet and paper holder for powder room
• pedestal water closet, basin with tap, shower set with tap and paper holder for water closet

Additional items

• built-in wardrobes for all bedrooms
• wall-mounted air-con from Mitsubishi for living, dining and all bedrooms

Cabinets with solid surface countertops and a sink come with the kitchen. In the bigger units, appliances provided include a built-in oven, gas cooker hob and hood, refrigerator and a washer cum dryer all from Electrolux.

Kitchens in the 1- and 2-bedroom units have a more open concept and come with an electric cooker hob and hood instead. The kitchen is right in front of the entrance, and the living area just beyond it.

The kitchen is connected to the yard and water closet in the 3-, 4- and 5-bedroom units.

The living room extends to the balcony or the PES, depending on the unit type. The kitchen is the first thing you see when you enter with the dining area just behind it.

The arrangement is similar, but more compact in the smaller units.

The common bedrooms can just about accommodate a queen-sized bed. If you choose to have a single bed instead, the room becomes much more spacious.

The master bedroom in the units can fit a queen-sized bed with some room for movement.

Bathrooms have a wet and dry area as per normal and fittings are from Grohe. Master bathrooms are slightly wider and larger and can fit two people at the same time.

The project was launched in March 2015 and around 70% of the launched units have been sold. As of now, buyers have been mostly Singaporeans, with permanent residents and foreigners accounting for an estimated 28% of sales. Around 78% of buyers appear to be HDB upgraders.

Kingsford’s location is likely to attract owner-occupiers buying for future long-term capital gains more than investors buying to lease.