Kingsford Waterbay
Kingsford Waterbay is a 99-year lease (87 yrs left) apartment development in District 19 (Serangoon Gardens / Hougang / Punggol). It has 381 recorded private transactions. Latest sale: $985,000 (Sep 2026, 64 sqm, floors 06-10). Median $1,411/sqft. Prices up 11.5% over the period. 87 years lease remaining.
Where Kingsford Waterbay ranks in District 19
All 145 projects ›Median psf over time
Estimate a unit at Kingsford Waterbay
Based on URA transactions for this development. Pick a floor band and unit size.
Projection blends market growth with Bala's Table lease decay. Past growth does not guarantee future performance. Not financial advice.
Lease decay
99-year leasehold. Under Bala's Table (SLA's leasehold relativity model), value decays faster as the lease shortens — currently about 0.18% a year.
Price by floor
| Floor band | Median psf | Transactions |
|---|---|---|
| 01-05 | $1,395 | 90 |
| 06-10 | $1,405 | 128 |
| 11-15 | $1,440 | 136 |
| 16-20 | $1,321 | 27 |
Recent transactions
| Date | Floor | Type | Area | Price | psf |
|---|---|---|---|---|---|
| Sep 2026 | 06-10 | Resale | 64 sqm | $985,000 | $1,430 |
| Sep 2026 | 11-15 | Resale | 64 sqm | $1,050,000 | $1,524 |
| Sep 2026 | 01-05 | Resale | 66 sqm | $1,055,000 | $1,485 |
| Sep 2026 | 06-10 | Resale | 64 sqm | $1,060,000 | $1,539 |
| Sep 2026 | 06-10 | Resale | 63 sqm | $1,015,000 | $1,497 |
| Sep 2026 | 11-15 | Resale | 45 sqm | $718,000 | $1,482 |
| Sep 2026 | 06-10 | Resale | 64 sqm | $1,045,000 | $1,517 |
| Sep 2026 | 11-15 | Resale | 64 sqm | $1,030,000 | $1,495 |
| Aug 2026 | 01-05 | Resale | 45 sqm | $700,000 | $1,445 |
| Aug 2026 | 01-05 | Resale | 45 sqm | $695,000 | $1,435 |
| Aug 2026 | 01-05 | Resale | 63 sqm | $955,000 | $1,408 |
| Aug 2026 | 01-05 | Resale | 61 sqm | $916,888 | $1,396 |
| Aug 2026 | 01-05 | Resale | 111 sqm | $1,830,000 | $1,532 |
| Aug 2026 | 16-20 | Resale | 116 sqm | $1,820,000 | $1,458 |
| Aug 2026 | 01-05 | Resale | 63 sqm | $1,013,000 | $1,494 |
| Aug 2026 | 11-15 | Resale | 89 sqm | $1,430,000 | $1,493 |
| Aug 2026 | 06-10 | Resale | 44 sqm | $668,000 | $1,410 |
| Aug 2026 | 06-10 | Resale | 45 sqm | $680,000 | $1,404 |
| Aug 2026 | 11-15 | Resale | 96 sqm | $1,560,000 | $1,510 |
| Aug 2026 | 11-15 | Resale | 83 sqm | $1,280,000 | $1,433 |
| Jul 2026 | 06-10 | Resale | 58 sqm | $923,000 | $1,478 |
| Jul 2026 | 11-15 | Resale | 79 sqm | $1,230,000 | $1,446 |
| Jul 2026 | 11-15 | Resale | 126 sqm | $2,008,000 | $1,481 |
| Jul 2026 | 01-05 | Resale | 59 sqm | $905,000 | $1,425 |
| Jun 2026 | 06-10 | Resale | 67 sqm | $1,230,000 | $1,706 |
Kingsford Waterbay is inside the 1 km Primary 1 priority zone for 1 primary school. When a school is oversubscribed, MOE ballots by home–school distance, and homes within 1 km are drawn first.
- This home
- School within 1 km
- School 1–2 km
- 1km ring, top priority
- 2km ring, next tier
Straight-line distances, the basis MOE uses for Home–School Distance priority. Tap a school to open it. Map © OneMap, SLA.
Private condos and apartments closest to Kingsford Waterbay, with their median resale psf. Useful for comparing what Kingsford Waterbay costs per square foot against nearby developments.
About Kingsford Waterbay
Kingsford Waterbay is a leasehold apartment development in District 19 (Serangoon Gardens / Hougang / Punggol), within the Outside Central Region of Singapore. Its $1,411 psf median tracks close to the District 19 median. It has a busy transaction history, with 381 sales between 2021-10 and 2026-09, ranging from $600,000 to $2,008,000. The most recent transaction was a 64 sqm unit (floors 06-10) at $985,000 in Sep 2026, and the median is $1,411 psf. Over the data window, prices here are up about 11.5% (about 2.2% a year). On Bala's Table (the SLA leasehold valuation model), the relativity ratio at 87 years remaining is 0.9499, an annual lease decay of about 0.18%. All transaction data is sourced from the Urban Redevelopment Authority (URA) and updated regularly.
How much does a unit at Kingsford Waterbay cost?
The most recent transaction at Kingsford Waterbay was $985,000 for a 64 sqm unit in 2026-09. The median price is $1,411 per square foot across 381 transactions, ranging from $600,000 to $2,008,000. Data sourced from URA.
Is Kingsford Waterbay freehold or leasehold?
Kingsford Waterbay is on a 99-year lease commencing in 2014, with approximately 87 years remaining. Under Bala's Table, the annual lease decay at this point is about 0.18%.
What is the price per square foot (psf) at Kingsford Waterbay?
The median price at Kingsford Waterbay is $1,411 psf, with transactions ranging from $1,090 to $1,858 psf. This is based on 381 URA-recorded transactions in District 19.
Have prices at Kingsford Waterbay gone up or down?
Prices at Kingsford Waterbay have increased by approximately 11.5% over the data period (around 2.2% a year). The median price is currently $1,411 psf, with the most recent sale at $985,000 in 2026-09.