Kingsford Waterbay
Kingsford Waterbay is a 99-year lease (87 yrs left) apartment development in District 19 (Serangoon Gardens / Hougang / Punggol). It has 379 recorded private transactions. Latest sale: $1,590,000 (May 2026, 96 sqm, floors 06-10). Median $1,394/sqft. Prices up 13.2% over the period. 87 years lease remaining.
Where Kingsford Waterbay ranks in District 19
All 148 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 | $1,385 | 87 |
| 06-10 | $1,388 | 128 |
| 11-15 | $1,428 | 135 |
| 16-20 | $1,293 | 29 |
Recent transactions
| Date | Floor | Type | Area | Price | psf |
|---|---|---|---|---|---|
| May 2026 | 06-10 | Resale | 96 sqm | $1,590,000 | $1,539 |
| May 2026 | 01-05 | Resale | 63 sqm | $975,000 | $1,438 |
| May 2026 | 01-05 | Resale | 79 sqm | $1,250,000 | $1,470 |
| May 2026 | 11-15 | Resale | 64 sqm | $1,043,000 | $1,514 |
| May 2026 | 06-10 | Resale | 57 sqm | $900,000 | $1,467 |
| May 2026 | 11-15 | Resale | 93 sqm | $1,440,000 | $1,439 |
| May 2026 | 06-10 | Resale | 63 sqm | $1,025,000 | $1,512 |
| May 2026 | 06-10 | Resale | 63 sqm | $1,030,000 | $1,519 |
| Apr 2026 | 16-20 | Resale | 61 sqm | $840,000 | $1,279 |
| Apr 2026 | 16-20 | Resale | 102 sqm | $1,590,888 | $1,449 |
| Apr 2026 | 01-05 | Resale | 64 sqm | $950,000 | $1,379 |
| Apr 2026 | 11-15 | Resale | 79 sqm | $1,280,000 | $1,505 |
| Apr 2026 | 16-20 | Resale | 64 sqm | $880,000 | $1,277 |
| Apr 2026 | 01-05 | Resale | 82 sqm | $1,288,000 | $1,459 |
| Apr 2026 | 16-20 | Resale | 81 sqm | $950,000 | $1,090 |
| Apr 2026 | 06-10 | Resale | 63 sqm | $1,040,000 | $1,534 |
| Mar 2026 | 11-15 | Resale | 44 sqm | $650,000 | $1,372 |
| Mar 2026 | 11-15 | Resale | 79 sqm | $1,118,000 | $1,315 |
| Mar 2026 | 11-15 | Resale | 61 sqm | $952,000 | $1,450 |
| Mar 2026 | 06-10 | Resale | 44 sqm | $720,000 | $1,520 |
| Mar 2026 | 11-15 | Resale | 64 sqm | $1,070,888 | $1,555 |
| Feb 2026 | 06-10 | Resale | 79 sqm | $1,220,000 | $1,435 |
| Feb 2026 | 06-10 | Resale | 79 sqm | $1,236,888 | $1,455 |
| Feb 2026 | 06-10 | Resale | 63 sqm | $1,008,888 | $1,488 |
| Feb 2026 | 11-15 | Resale | 96 sqm | $1,650,000 | $1,597 |
About Kingsford Waterbay
Kingsford Waterbay is a 99-year leasehold development with its lease commencing in 2014 and about 87 years remaining in District 19 (Serangoon Gardens / Hougang / Punggol), within the Outside Central Region of Singapore. It is among the more actively traded apartment developments in the area, with 379 recorded transactions between 2021-06 and 2026-05, ranging from $593,000 to $1,980,000. The most recent transaction was a 96 sqm unit (floors 06-10) sold for $1,590,000 in 2026-05, and the median price is $1,394 per square foot. Prices here have risen by about 13.2% over the period (around 2.5% a year). Under Bala's Table (the Singapore Land Authority leasehold valuation model), the leasehold 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 $1,590,000 for a 96 sqm unit in 2026-05. The median price is $1,394 per square foot across 379 transactions, ranging from $593,000 to $1,980,000. 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 $1,394 psf, with transactions ranging from $1,090 to $1,858 psf. This is based on 379 URA-recorded transactions in District 19.
Have prices at Kingsford Waterbay gone up or down?
Prices at Kingsford Waterbay have increased by approximately 13.2% over the data period (around 2.5% a year). The median price is currently $1,394 psf, with the most recent sale at $1,590,000 in 2026-05.