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Kingsford Waterbay
Upper Serangoon View, 533876, Hougang / Punggol / Sengkang (D19)


Project Name

Kingsford Waterbay

project type



Kingsford Property Development Pte Ltd


99-year Leasehold


S$ 1,261 - S$ 1,742

Completion Year


# of Floors


Total Units

Green Score
Transport Accessibility
Sustainable Building Awards

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About Kingsford Waterbay

Kingsford Waterbay

Kingsford Waterbay is a large residential development located in a private residential enclave of Upper Serangoon View in District 19. The project has 1,165 units spread across nine 16 storey towers, arranged in such a way that all residents either have a view over Sungei Serangoon or the large number of facilities that the development boasts. These facilities include 2, 50 metre lap pools, a wave pool, tennis court, aqua gym, putting green and sky bar among others. Kingsford Waterbay is not in easy walking of an MRT, though a shuttle bus and 2 regular bus services will take residents there in around 10 minutes. The KPE is close to Kingsford Waterby, meaning a drive into the CBD can be achieved in around 20 minutes.

Kingsford Development (KDL) is a real estate company with a strong portfolio of investment and development properties across Asia. It has established itself as a customer oriented firm that creates innovative and quality homes at competitive prices. Kingsford Waterbay is its second residential development in Singapore.

Kingsford Waterbay – Unique Selling Points

Kingsford Waterbay overlooks the Sungei Serangoon. The 9 towers that make up the development are arranged so that every unit either overlooks the river, or the facilities located at the project. The sheer number of facilities sets Kingsford Waterbay apart from most of its competitors, and it boasts 2, 50 metre lap pools, a wave pool and tennis court amongst many others, arranged in 6 distinct zones. Though it is not in easy walking distance to an MRT, Kingsford Waterbay is a short drive to several malls, Hougang MRT and, due to its close proximity to the KPE, it is only a 20 minute drive into the CBD.

Kingsford Waterbay – Accessibility

There is not an MRT within easy walking distance of Kingsford Waterbay. The nearest one is Hougang a 5 minute drive or 10 minute bus drive away. From there it is just over 20 minutes to get to the CBD. There are 2 bus routes that take you to the station, as well as a shuttle service that takes residents of Kingsford Waterbay straight to Hougang Central. Heartland, Fernvale and NEX malls are all within a short drive or bus ride from the development, offering a good range of retail and F&B choices. For drivers, the KPE is very close at hand, which connects to the TPE for Tampines, Pasir Ris and Changi. In the other direction, it takes you to the CBD via the MCE or CTE, both which will take about 20 minutes.

Kingsford Waterbay - Amenities & Attractions

Dining near Kingsford Waterbay:
  • Divine Vegetarian Family Restaurant
  • 805 Seafood Kitchen
  • 78 Seafood
  • Hong Kong Sheng Kee Noodle House
Shopping near Kingsford Waterbay:
  • Heartland Mall
  • Fernvale Mall
  • NEX
Schools and Education near Kingsford Waterbay:
  • Punggol Primary School
  • Serangoon Secondary School
  • CHIJ Our Lady of the Nativity

Kingsford Waterbay - Project information

Kingsford Waterbay is a large residential development located within the private residential enclave of Upper Serangoon View. It has nine 16 storey towers, and 1165 units, ranging from 1 bedders up to 5 bed units as well as 8 strata units. The blocks have been designed and located so that each unit is either overlooking Sungei Serangoon, or the large range of facilities that come with Kingsford Waterbay.

These facilities are arranged into 6, mainly water themed zones: The Stream, The River, The Cove, The Waterfall, The Promenade and The Club, and include a tennis court, two 50 metre lap pools, a bubbling pool and water slide playground, wave pool, gym, aqua gym, outdoor gym, putting green and sky bar.
  • Project Name: Kingsford Waterbay
  • Address: Upper Serangoon View
  • Type: Condominium
  • Site area: Approx. 293,806 sqft
  • Tenure: 99 years commencing on 3rd March 2014
  • District: 19
  • Configuration: 1165 units
Unit types:
  • 252 x 1-bedroom units (474 – 484 sqft)
  • 372 x 2-bedroom units (614 – 721 sqft)
  • 384 x 3-bedroom units (850 – 1044 sqft)
  • 14 x 3-bedroom + study units (1023 sqft)
  • 27 x 3-bedroom Dual Key units (958 – 980 sqft)
  • 92 x 4-bedroom units (1033 – 1216 sqft)
  • 16 x 5-bedroom units (1302 sqft)
  • 6 x strata terrace units (1625 sqft)
  • 2 x strata semi-D units (1593 – 1948 sqft)
Parking lots:
  • 1165 normal lots
  • 14 childcare lots
  • 9 handicapped lots
  • Expected TOP: December 2018
  • Expected legal completion: December 2021

Kingsford Waterbay - Historical Data

As of September 2015, the number of caveated transactions at Kingsford Waterbay stood at 219, though it should be pointed out that at that time only 314 units were available for sale. Those sales ranged from $514K to $2.139M. Almost all of the sales (98%) were at $1.5M or below, and 88% less than $1M. With regards to the median prices for Kingsford Waterbay, the 1 bed units saw figures from that data of $1,107 psf, and the 2 bed ones of $1,108 psf. The standard 3 bed, 3 bed and study and 3 bed dual key were at $1,115 psf, $1,099 psf and $1,116 psf respectively. For the 4 and 5 bed units the prices were $1,130 psf and $1,096 psf. The strata housing saw figures of $1,072 psf and $1,098 psf for the terrace and semi D respectively.

Kingsford Waterbay - Related Projects

The following project is by the same developer as Kingsford Waterbay:
Kingsford Waterbay - Nearby Projects

The following developments are in the same neighbourhood as Kingsford Waterbay:
Read More

Facilities & Amenities


  • Drop Off Point
  • Gymnasium room
  • Lift lobby
  • Main entrance
  • 24 hours security
  • Swimming pool

Buildings Details

Building # Floors # Units
Building @ 84 Upper Serangoon View 533876N/AN/A
Building @ 82 Upper Serangoon View 533877N/AN/A
Building @ 80 Upper Serangoon View 533878N/AN/A
Building @ 78 Upper Serangoon View 533879N/AN/A
Building @ 76 Upper Serangoon View 533880N/AN/A
Building @ 74 Upper Serangoon View 533881N/AN/A
Building @ 72 Upper Serangoon View 533882N/AN/A
Building @ 70 Upper Serangoon View 533883N/AN/A
Building @ 68 Upper Serangoon View 533884N/AN/A
Building @ 66 Upper Serangoon View 533885N/AN/A
Building @ 64 Upper Serangoon View 533886N/AN/A
Building @ 62 Upper Serangoon View 533887N/AN/A
Building @ 60 Upper Serangoon View 533888N/AN/A
Building @ 58 Upper Serangoon View 533889N/AN/A
Building @ 56 Upper Serangoon View 533890N/AN/A
Building @ 54 Upper Serangoon View 533891N/AN/A
Building @ 52 Upper Serangoon View 533892N/AN/A
Building @ 50 Upper Serangoon View 533893N/AN/A
Kingsford Waterbay @ 00 Upper Serangoon View 539999N/A1165
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Project Review

Kingsford Waterbay Review

Kingsford Waterbay is a 1165-unit development located within the private residential enclave of Upper Serangoon View. Unit sizes range from 1-bedroom units to 5-bedroom units, with an additional 6 terrace units and 2 semi-D units.

Read Project Review