Kingsford Waterbay
Upper Serangoon View · D19 · Outside central region · Apartment, Strata Terrace, Strata Semi-Detached
The median sale at Kingsford Waterbay was $1,027,500 — $1,415 psf — across 384 transactions between Oct 2021 and Oct 2026. 99-year lease from 2014.
What it costs per month of lease
A lease is a wasting asset. Spread the median price across the months of lease that are left and the figure is comparable between a dear flat with a long lease and a cheap one with a short one — which is the comparison a price alone cannot make.
This is the purchase price divided by the lease, and nothing else. It excludes stamp duty, the interest on a mortgage, maintenance and property tax. The calculator adds those.
Year by year
The median moved up 14 per cent a square foot between 2021 and 2026. The sale count beside each year is how much evidence that year rests on.
- 202117 sales$1277
- 202280 sales$1326
- 202378 sales$1386
- 202476 sales$1452
- 202570 sales$1451
- 202663 sales$1459
Show the figures
| Year | Median price | Per sq ft | Sales |
|---|---|---|---|
| 2021 | $788,000 | $1,277 psf | 17 |
| 2022 | $925,000 | $1,326 psf | 80 |
| 2023 | $1,055,000 | $1,386 psf | 78 |
| 2024 | $1,030,000 | $1,452 psf | 76 |
| 2025 | $1,158,000 | $1,451 psf | 70 |
| 2026 | $1,030,000 | $1,459 psf | 63 |
What it rents for
URA’s median of rental contracts lodged at Kingsford Waterbay in 2026Q3, per square foot per month.
Gross, and the word is doing work. It is before property tax, maintenance and sinking fund, agent commission on each new tenancy, the months between tenants, income tax on the rent, and the mortgage. A net figure would need assumptions about a particular buyer that this site does not get to make.
Other developments in D19
- Rivercove Residences · $1,631 psf
- Riverfront Residences · $1,641 psf
- Chuan Park · $2,598 psf
- The Florence Residences · $1,775 psf
- Affinity At Serangoon · $1,760 psf
- A Treasure Trove · $1,495 psf
- Botanique At Bartley · $1,858 psf
- Watertown · $1,608 psf
Transactions from the Urban Redevelopment Authority, covering Oct 2021 to Oct 2026. URA publishes a rolling five-year window; months before it are held in this site’s own archive. A caveat is lodged after a sale is agreed, so the most recent weeks are always incomplete.