Kingsford Waterbay: Waterfront Living in District 19 from S$1,528 psf
Updated 2026-10-29
Kingsford Waterbay is a 1,165-unit waterfront condominium on Upper Serangoon View, overlooking Sungei Serangoon and adjacent to Punggol Park. With 97 units currently listed at an average asking price of S$1,200,129 and a price point below the District 19 average, it remains one of the larger and more affordable condominiums in the Hougang-Sengkang corridor.
What is Kingsford Waterbay like to live in?
Kingsford Waterbay is a quiet, waterfront development that suits families and couples who want green surroundings without giving up city access. The estate sits along the banks of Sungei Serangoon, and Punggol Park is roughly 660 metres from the front gate, giving residents a loop of riverside paths, fishing spots and open grass without leaving the neighbourhood.
The development itself is large: 1,165 units spread across nine 16-storey towers, completed in December 2018 on a 99-year lease that started in March 2014. Facilities lean into the waterfront setting, including a 1,500-metre lap pool, one of the longest in any Singapore condominium, along with a wave pool, aqua gym, tennis court, BBQ pits and a sky bar. Unit types range from one-bedroom apartments of around 484 square feet up to five-bedroom units and penthouses exceeding 1,300 square feet.
Day-to-day essentials are close by. A FairPrice supermarket sits about 420 metres from the development, and Hougang Mall and NEX Shopping Mall are both a short drive or bus ride away for broader shopping, dining and cinema options.
How far is Kingsford Waterbay from the nearest MRT?
The nearest rail station is Kangkar LRT, roughly 1.4 kilometres or a 16-minute walk from the development. Hougang MRT station on the North East Line is about 1.6 kilometres away, a 20-minute walk or a short bus ride. Neither is at the doorstep, and most residents drive or take a feeder bus for daily commuting.
Road connectivity partly offsets the rail gap. The Kallang-Paya Lebar Expressway (KPE) and Central Expressway (CTE) are both accessible within minutes, making car journeys to the CBD or Changi Airport reasonably fast outside peak hours.
The bigger transport story is the Cross Island Line (CRL), which will add an interchange station at Hougang and a new station at Defu when it opens in the 2030s. Once operational, it will cut travel times westward and reduce the development's reliance on the LRT loop. That is still several years away, but it is the single largest infrastructure change coming to this part of District 19.
Housing stock and prices
Kingsford Waterbay currently has 97 condominiums listed on Hombble, all standard condominium units. The average asking price sits at S$1,200,129 for an average size of 786 square feet, working out to roughly S$1,528 per square foot. Recent transacted prices over the past 12 months averaged around S$1,461 psf across 71 recorded sales, with individual deals ranging from about S$1,090 to S$1,706 psf depending on unit size and floor.
For context, the District 19 average is approximately S$1,710 psf, which places Kingsford Waterbay comfortably below the district benchmark. The price gap reflects the development's slightly longer walk to rail and its large unit count, which keeps supply relatively high and competition among sellers steady. Buyers looking for a waterfront condominium in the north-east at below-district pricing will find few estates of comparable scale at this price point.
With roughly 86 years remaining on the lease, the tenure is not an immediate concern for owner-occupiers, though investors should note that financing conditions tighten as leases fall below certain thresholds over the coming decades.
Schools near Kingsford Waterbay
CHIJ Our Lady of the Nativity is the only primary school within the one-kilometre priority enrolment radius, sitting about 670 metres from the development. For families banking on Phase 2C balloting, that single option is worth noting early.
Within two kilometres, the choice broadens considerably: Punggol Primary, North Vista Primary, Holy Innocents' Primary, North Spring Primary, Montfort Junior School, Palm View Primary and Seng Kang Primary all fall in range. Secondary options in the wider area include Serangoon Secondary School, and the Hougang-Sengkang corridor has several junior colleges and international schools within a reasonable commute.
What is the outlook for this part of Hougang?
The north-east corridor is receiving sustained government attention under the URA Master Plan. The Cross Island Line will be the most visible change, bringing a new MRT interchange to Hougang and significantly improving east-west rail connectivity for all residents in the area.
Closer to the ground, the Lorong Halus Industrial Estate is being redeveloped into a mixed-use jobs cluster focused on food, lifestyle and logistics, with waterfront parks planned along the reservoir edge. The Upper Serangoon Shopping Centre was also launched for collective sale in April 2026 at a guide price of S$260 million, with plans for a mixed-use project combining retail, serviced apartments and residential units. Both projects, if completed, would add amenities and footfall to the immediate neighbourhood.
For Kingsford Waterbay owners and prospective buyers, the combination of below-district pricing, a large waterfront footprint and incoming transport infrastructure makes the development a reasonable hold in a part of Singapore that is still being built out. The main risk remains the walking distance to rail until the Cross Island Line arrives.