TOP Soon! FINAL 50 units Direct from Developer Price!
Address: Upper Serangoon View District 19, Singapore
Type: Condominium
Tenure: 99 years (from 03-Mar-2014)
Total units: 1165 residential units & 6 shop units
1-Bedroom: 234 units (20.1%), 474-484sqft – FULLY SOLD!
2-Bedroom: 348 units (29.9%), 614-775 sqft – 2BR/1Bath Fully SOLD! 2BR/2Bath FULLY SOLD!
3-Bedroom: 358 units (30.7%), 850-1044 sqft – Available from $10xx 11xx 12xx 13xxpsf
3-Bedroom+Study: 13 units (1.1%), 1023 sqft – FULLY SOLD!
3-Bedroom Dual Key: 25 units (2.1%), 958-980 sqft – FULLY SOLD!
4-Bedroom: 86 units (7.4%), 980-1216 sqft – FULLY SOLD!
5-Bedroom: 15 units (1.3), 1302-1356 sqft – FULLY SOLD!
Penthouses: 78 units (6.7%), 904-2530 sqft – FULLY SOLD!
Strata Semi-D: 2 units (0.2%), 1593-1948 sqft – FULLY SOLD!
Strata Terrace: 6 units (0.5%), 1625sqft – FULLY SOLD!
Shops: 6 units (0.5%), 431-452 sqft – FULLY SOLD!
Developer: Kingsford Development Pte. Ltd.
Site Area: 27,295.3 sqm /~ 293,806.6 sqft
Expected TOP: 01 December 2018 (Legal Completion: 30 Nov 2021)
FutureAmenitiesFacilitiesSummaryDeveloperAvailable Units Price
Why Kingsford Waterbay?
Location Location Location!
Click Here to Access Map & Site Plan
Upper Serangoon View connects to Upper Serangoon Road which runs down from Hougang to Kovan and Serangoon.
Hougang is a suburb in north-eastern Singapore, bordering Sengkang to the north and Serangoon to the south. Its name is the pinyin version of Au-kang, a Hokkien and Teochew name meaning ‘river end’, as Hougang is located upstream or at the back of Sungei Serangoon.
Pig farming was carried out in some areas and the last of the farmers were relocated by the late 1990s to flats built in Hougang. There also used to be a fishing port at the end of Upper Serangoon Road.
Today, Hougang is a HDB new town with over 40,000 housing units interspersed with pockets of private residential areas.
Project Details
Kingsford Waterbay is a 1165-unit development located within the private residential enclave of Upper Serangoon View. At time of writing (Sept 2015), 219 out of the 314 units launched have been sold.
Unit sizes range from 1-bedroom units to 5-bedroom units, with an additional 6 terrace units and 2 semi-D units. The lowest-priced unit on was a 484 sqft 1-bedroom unit going for $498,000, which translates to around $1,030 psf. A 1,949 sqft 4-bedroom semi-D unit is going for $1,999,999 and this is an estimated $1,026 psf.
This is the view right behind the showflat. Sungei Serangoon (Malay for Serangoon River) is an 8-km river which starts at Tampines, flows through Hougang and Sengkang and empties into Serangoon Harbour. The section behind Kingsford is part of a 2.2km jogging track known as Serangoon Park Connector running along its western bank.
Kingsford Waterbay consists of 9 towers each standing at 16 storeys tall. They are organized in such a way that every unit either has a view of Sungei Serangoon or the gamut of facilities within the development.
The project is carved into six zones. The commercial shops and childcare centre are all near the main entrance, with the public having access to the shops.
Different parts of each unit have different types of flooring. Future residents get to see the floor types up close at the showflat.
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Connectivity
Kingsford Waterbay is located along Upper Serangoon View, which connects to Upper Serangoon Road. For early-morning commuters, Raffles Place will be a 22-minute MRT ride away and City Hall, a 20-minute ride.
The Kallang-Paya Lebar Expressway (KPE) on the left connects to the Tampines Expressway (TPE) and takes you to the Tampines, Pasir Ris and Changi areas. The KPE also connects to the Marina Coastal Expressway (MCE) so the CBD will be a 20-minute drive away. If you’re headed to town via the Central Expressway (CTE), it is also a 20-minute drive.
Hougang MRT is a 5-minute drive away. From there, it is one stop down to Heartland Mall and two stops to NEX shopping mall. 2 stops up will take you to Compass Point shopping mall.
Lifestyle
Upper Serangoon View is a private enclave just off the Upper Serangoon thoroughfare. It is also part of the established estate of Hougang.
Sungei Serangoon runs right behind Kingsford and forested area lies beyond that currently. The 2014 Master Plan by the Urban Redevelopment Authority (URA) reveals that these areas are intended to be used for industrial purposes. So, good stream of potential tenants source will be available. Also, potential increase of vibrancy may finalize location for new MRT station nearby in the vicinity in the near future to come for good capital appreciation.
Residents can head to the nearby Punggol Park, less than a 10-minute walk away, to enjoy a short escapade from the hustle and bustle of city living.
Kingsford Waterbay is also surrounded by other condos. To its left, there’s Rio Vista. Directly opposite is Boathouse Residences and in front of it, Heron Bay. Slightly further up and along Upper Serangoon Road, there’s The Florida.
These projects are all accessible via bus 324, which runs in a loop from Hougang Central (bus interchange) to Upper Serangoon Road, Upper Serangoon View, and back. From Kingsford, there will be a shuttle service to Hougang Central. There are also services 62 and 136, which stop along Upper Serangoon Road, in front of Serangoon Secondary School.
Investment Growth
Sales Transactions
Source: URA, per Oct-15
Kingsford Waterbay’s closest competitor would be Boathouse Residences, located directly across the road. Launched in mid 2011, its current median price is $919 psf to Kingsford’s $1,108 psf. However, its current median price for transactions in the past four quarters is $1,049 psf. Boathouse Residences is a smaller project, at 493 units to Kingsford Waterbay’s 1,165.
Occupants of the suburban leasehold project are likely to be home buyers who wish to raise their families amidst the relative calm and greenery.
Units at Boathouse Residences range from 1-4 bedroom units and penthouse units. Kingsford Waterbay consists of 1-5 bedroom units plus strata terrace and semi-D units. Two-to-three bedders have been the most highly sought after at Kingsford. This is in keeping with the trend for ‘quantum-friendly’ units since the onset of the Total Debt Servicing Ratio (TDSR) that started tightening credit conditions.
It may be more useful to look at 3-bedroom units in particular, across both developments. According to caveats, Kingsford’s 3-bedroom units have a median price of $1,115 psf while Boathouse Residences’ is $877 psf. Transactions for the units at Kingsford Waterbay range from $870K to $1.19M, and from $883K to $1.06M at Boathouse Residences.
Before deciding based on these numbers alone, we should look at unit sizing as well. By comparison, 3-bedroom units at Boathouse Residences have larger proportions and are around 1,109 sqft. At Kingsford, they range from 850 sqft to 1,044 sqft.
While Boathouse Residences seems to be a more wallet-friendly option, it is fully sold out. Moreover, buyers at Kingsford Waterbay are paying a slight premium for unblocked riverside views of Sungei Serangoon, and the increased number of facilities that the much larger project offers.
Kingsford Waterbay seems to have higher sale prices when compared to Boathouse, but overall quantums remain pretty affordable considering the riverfront view and high-end finishes for units.
Future Rental Potential
To understand what rental prices will be like for Kingsford Waterbay, we need to look at rental prices for other projects in the area.
The current median rental price for projects along Upper Serangoon View is around $2.56 psf per month at time of writing, based on rental transactions for the past 4 quarters. The current median rental price for Boathouse Residences is an estimated $2.9 psf per month. At these rates, a 3-bedroom unit around 950 sqft at Kingsford would go for around $3,200 to $3,300 a month, after factoring a 20% premium for its new build. With the median price for the unit being around $983K, the annual gross rental yield at the current rate would be an estimated 4%. Assuming that rental prices increase in future with the upcoming rejuvenation of Hougang Town Centre, the same 3-bedroom unit could possibly fetch up to $3,500. Gross rental yield then moves up to 4.2%.
The median unit size of a 3-bedroom at Boathouse Residences, on the other hand, would probably fetch around $3,500 a month at today’s rental rates. This translates to around 4.3% in annual gross rental yield. Rental could go up to $3,700 a month with future developments in the surrounding areas. Annual gross rental yield would then be in the 4.5% range.
Rental yield for Boathouse Residences comes out to be slightly higher than Kingsford Waterbay. However, Kingsford has a childcare centre and commercial shops which contribute to the sinking fund. Residents thus have a little help when it comes to maintenance fees. Both projects are directly across each other, so there is no real difference in terms of nearby amenities. Unit sizing differs slightly with Boathouse Residences having more generous proportions. Overall however, rental yields for both developments seem to be in the safe zone.
AMENITIES
Serangoon Secondary School is directly opposite Kingsford and CHIJ Our Lady of the Nativity, less than 200 metres away.
Walking distance:
-Holy Innocents’ High School
-Nativity Church Kindergarten
Within 2 km:
-The Montessori Playroom Kindergarten
-Punggol Primary School
-Holy Innocents’ Primary School
-Montfort Junior School
-North Vista Secondary School
-Xinmin Secondary School
-Nanyang Junior College
Within 5km:
-CHIJ Saint Joseph’s Convent
-Serangoon Junior College
-Meridian Junior College
-Nan Chiau Primary School
-Nan Chiau High School
International Schools:
-DPS International School
-Lycee Francais de Singapour
-United World College of Southeast Asia (East)
Healthcare
As for the healthcare needs of residents, there are various clinics situated in the Hougang neighbourhood and Hougang Polyclinic is a 5-minute drive away. The upcoming Sengkang General and Community Hospital slated to begin operations in 2018, will be a 10-minute drive away and residents will be able to receive specialized care and treatment should they need to.
Shopping Malls
Hougang Mall is a 5-minute drive away. The suburban shopping mall houses Cheng San Community Library. NTUC Fairprice is in the basement and education and enrichment centres are available for kids on the 5th level.
NEX mall is about an 8-minute drive away. The 7-storey regional suburban shopping mall boasts 19 anchor tenants including Shaw Cinemas and a total of 340 F&B and retail units. It is also connected to Serangoon bus interchange and Serangoon MRT.
You could also get your shopping and dining fix at Heartland Mall, less than a 5-minute drive away. The upcoming Market Square at Kovan City and mixed development The Midtown near Hougang Central promise more retail excitement as well.
Recreation
For some family time, you could head to Hougang Sports Hall, slightly further down from Hougang Mall. It is connected to Hougang Swimming Complex and Hougang Stadium, which is the home stadium of Hougang United FC in the S-League. Football lovers will enjoy the regular matches held there.
FACILITIES
The Stream,
The River,
The Cove,
The Waterfall,
The Promenade and
The Club.
For the active:
-tennis court
-gym room, aqua gym & outdoor gym
-fitness corner and
-two 50m lap pools
For the nature lovers:
-zen garden
-meditation lawn
-putting green
-sunset pavilion and
-water zen garden
For family activities, there are the BBQ sun deck, bubbling pool and water slide playground for kids, wave pool for everyone, function deck and water theatre. After a long day at work, you can head to the sky bar or the creek pool deck for some relaxation time.
Flooring
-homogenous and/or ceramic and/or porcelain tiles for living, dining, family area, yard, powder room, bathrooms, water closet, passageway to rooms and balcony or private enclosed space (PES)
-engineered timber flooring for bedrooms
Doors
-timber door for entrance
-hollow core flush timber doors for bedrooms, kitchen, powder room and bathrooms
-powder-coated aluminium-framed door and/or fixed glass panel for balcony or PES
-slide-and-fold PVC door panel for yard and water closet
Sanitary fittings
-solid surface vanity top with basin and mixer, mirror, towel rail, shower compartment with shower mixer set, pedestal water closet and paper holder for all bathrooms
-solid surface vanity top with basin and mixer, mirror, pedestal water closet and paper holder for powder room
-pedestal water closet, basin with tap, shower set with tap and paper holder for water closet
Additional items
-built-in wardrobes for all bedrooms
-wall-mounted air-con from Mitsubishi for living, dining and all bedrooms
Cabinets with solid surface countertops and a sink come with the kitchen. In the bigger units, appliances provided include a built-in oven, gas cooker hob and hood, refrigerator and a washer cum dryer all from Electrolux.
Kitchens in the 1- and 2-bedroom units have a more open concept and come with an electric cooker hob and hood instead. The kitchen is right in front of the entrance, and the living area just beyond it.
The kitchen is connected to the yard and water closet in the 3-, 4- and 5-bedroom units.
The living room extends to the balcony or the PES, depending on the unit type. The kitchen is the first thing you see when you enter with the dining area just behind it.
Bathrooms have a wet and dry area as per normal and fittings are from Grohe. Master bathrooms are slightly wider and larger and can fit two people at the same time.
Top 8 Reasons Why Kingsford Waterbay:
- Only ~18min drive to CBD, Marina Bay Financial Center via KPE
- Convenient Shuttle service to Hougang Central
- Close to Hougang Mall and NEX Shopping Mall
- Upcoming Integrated Transport Hub at Hougang promises a life of easy connectivity
- One stop community center at Hougang Ave 9 offers a plethora of amenities from arts centre, healthcare to eateries
- A leisurely strool away from the vibrant Punggol Park
- More retail excitement awaits with the upcoming Market Square at Kovan
- Proximity to Holy Innocents Primary School, CHIJ Our Lady of the Nativity and only minutes drive to Nan Chiau Primary School
Developers’ Profile:
A Trusted Builder on Solid Foundation
KINGSFORD Development, a brand name enterprise known for its quality and reliability, was set up by Kingsford investments in Hong Kong.
Kingsford Group comprises several reputable subsidiaries involving in a wide range of businesses. They include property development and management as well as manufacturing. All carry KINGFORD’s unique management, operation and development models which are internationally recognized.
In 2000, KINGSFORD moved into real estate and it had successfully developed millions in square metres of prestigious commercial and residential projects in China.
KINGFORD is a symbol of quality and a thrustworthy leader in its field. It strives to create an international brand in the property realm with superiority and celebrity led by a professional team equipped with a distinct business management philosophy.
Available Units
Latest SOLD
#08-76 – 30/Jul
#56 – 29/Jul
#10-41 – 29/Jul
#08-11 – 29/Jul
#06-52 – 29/Jul
#07-20 – 27/Jul
#01-73 – 27/Jul
#14-12 – 27/Jul
#16-31 – 26/Jul
#12-07 – 26/Jul
#16-34 – 26/Jul
#16-60 – 26/Jul
#16-24 – 26/Jul
#09-55 – 25/Jul
#11-07 – 25/Jul
#09-13 – 25/Jul
#16-13 – 25/Jul
#16-39 – 25/Jul
#14-14 – 25/Jul
#14-39 – 25/Jul
#12-02 – 24/Jul
#16-29 – 23/Jul
#11-50 – 23/Jul
#13-32 – 23/Jul
#11-55 – 23/Jul
#14-55 – 23/Jul
#05-73 – 23/Jul
#12-41 – 23/Jul
#14-23 – 23/Jul
#08-55 – 21/Jul
#15-32 – 21/Jul
#09-12 – 20/Jul
#15-03 – 20/Jul
#11-32 – 19/Jul
#16-03 – 18/Jul
#13-55 – 17/Jul
#11-55 – 16/Jul
#09-23 – 16/Jul
#11-12 – 15/Jul
#14-37 – 15/Jul
#09-30 – 15/Jul
#14-20 – 15/Jul
#05-33 – 15/Jul
#13-37 – 15/Jul
#08-12 – 15/Jul
#07-59 – 12/Jul
#01-30 – 11/Jul
#09-41 – 10/Jul
#13-41 – 10/Jul
#15-40 – 10/Jul
#10-30 – 10/Jul
#14-76 – 09/Jul
#12-39 – 09/Jul
#03-65 – 09/Jul
#03-42 – 08/Jul
#14-22 – 08/Jul
#13-20 – 05/Jul
#04-01 – 05/Jul
#12-57 – 03/Jul
#15-12 – 02/Jul
#16-76 – 01/Jul
#14-41 – 01/Jul
#14-30 – 01/Jul
#03-65 – 01/Jul
#07-55 – 01/Jul
#15-20 – 01/Jul
#14-57 – 01/Jul
#16-49 – 29/Jun
#13-14 – 29/Jun
#05-55 – 28/Jun
#12-55 – 27/Jun
#10-59 – 27/Jun
#12-20 – 27/Jun
#11-76 – 27/Jun
#13-59 – 27/Jun
#13-57 – 27/Jun
#16-01 – 27/Jun
#11-59 – 26/Jun
#01-68 – 26/Jun
#05-48 – 25/Jun
#02-65 – 25/Jun
#10-14 – 25/Jun
#15-30 – 25/Jun
#06-07 – 23/Jun
#08-02 – 21/Jun
#16-37 – 21/Jun
#09-15 – 21/Jun
#16-68 – 20/Jun
#03-24 – 20/Jun
#12-76 – 19/Jun
#07-52 – 15/Jun
#16-58 – 15/Jun
#11-57 – 12/Jun
#13-15 – 12/Jun
#10-12 – 12/Jun
#13-48 – 11/Jun
#14-15 – 10/Jun
#07-33 – 08/Jun
#06-55 – 08/Jun
#16-75 – 05/Jun
#54 – 03/Jun
#12-15 – 01/Jun
#13-23 – 31/May
#10-15 – 31/May
#05-73 – 29/May
#03-52 – 29/May
#11-20 – 29/May
#06-50 – 29/May
#04-51 – 29/May
#04-31 – 29/May
#16-11 – 29/May
#16-12 – 29/May
#08-76 – 29/May
#04-73 – 29/May
#09-33 – 28/May
#08-07 – 28/May
#13-48 – 28/May
#07-48 – 28/May
#16-48 – 28/May
#14-48 – 28/May
#07-47 – 28/May
#60 – 27/May
#07-49 – 27/May
#04-55 – 27/May
#10-07 – 26/May
#16-55 – 26/May
#02-50 – 26/May
#11-66 – 26/May
#06-51 – 26/May
Available Units Now
As of 30/Jul/17
