Kingsford Waterbay

383 filed transactions · District 19 · OCR

Median, per square foot
1,399 psf
Observed range
$1,090 — $1,858 psf
S$1,010k median price

99 yrs lease commencing from 2014 · 383 filed transactions

▼ 1.0% vs 12 months ago
S$1,010k
Median price
383
Filed transactions
55%
Spread, low to high

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this
I own this

Median price by month24 months with a sale

Sep '24 · S$1,018kAug '26 · S$984k

The transactions behind those figures20 of 383

Nothing modelled — these are the filed sales.

116 sqm · floor 16-20Apartment · Resale · 2026-08
S$1,820,000$1458 psf
63 sqm · floor 01-05Apartment · Resale · 2026-08
S$1,013,000$1494 psf
89 sqm · floor 11-15Apartment · Resale · 2026-08
S$1,430,000$1493 psf
61 sqm · floor 01-05Apartment · Resale · 2026-08
S$916,888$1396 psf
63 sqm · floor 01-05Apartment · Resale · 2026-08
S$955,000$1408 psf
45 sqm · floor 06-10Apartment · Resale · 2026-08
S$680,000$1404 psf
96 sqm · floor 11-15Apartment · Resale · 2026-08
S$1,560,000$1510 psf
45 sqm · floor 01-05Apartment · Resale · 2026-08
S$700,000$1445 psf
Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.
Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What the floor is worth

This project-5.7%

Floors 16+ against floors 1–5, Kingsford Waterbay only. Median S$1,315 psf up top from 29 sales, S$1,394 psf low down from 89.

District 19, typical project+1.6%

Middle of 9 projects in District 19 that clear the bar — half fall between -0.7% and +3.5%. 3 came out negative — high floors sold for less in 3 of them.

Every band in District 19, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

StoreysMedian psfFiled sales
01-05S$1,5481,975
06-10S$1,7201,344
11-15S$1,7331,130
16-20S$1,703335

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station
Kangkar
913m
Primary schools within 1km
1
nearest 786m
Primary schools · straight-line distance
  • CHIJ Our Lady of the Nativity786m
8 more between 1km and 2km
  • Punggol Primary School1.1km
  • North Vista Primary School1.2km
  • North Spring Primary School1.3km
  • Holy Innocents' Primary School1.5km
  • Seng Kang Primary School1.6km
  • Montfort Junior School1.7km
  • Palm View Primary School1.7km
  • Rivervale Primary School2.0km
A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.
Stations
  • Kangkar913m
  • Ranggung1.2km
  • Hougang1.3km
Also nearby
  • ParkPunggol PK630m
  • Other schoolsSerangoon Secondary School261m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

2projects within 300m
$1,353–$1,490the middle half, per sq ft
$1,415median of those sales

From 40 filed sales — the 20 most recent at each project, which is all this index keeps. 2 of them are at that limit, so they have sold more than is counted here.

ProjectAwayFiledFloorSizePSF
Heron Bay161m2026-0706-10129 sqm$1,504
Heron Bay161m2026-0711-1596 sqm$1,413
Heron Bay161m2026-0616-2095 sqm$1,467
Heron Bay161m2026-0606-10140 sqm$1,579
Boathouse Residences100m2026-0506-10100 sqm$1,431
Boathouse Residences100m2026-0511-1558 sqm$1,278
Boathouse Residences100m2026-0516-20104 sqm$1,563
Boathouse Residences100m2026-0511-1593 sqm$1,548
Boathouse Residences100m2026-0501-0574 sqm$1,331
Boathouse Residences100m2026-0506-1068 sqm$1,353
Heron Bay161m2026-0511-1572 sqm$1,484
Heron Bay161m2026-0511-1596 sqm$1,369

The 12 most recent are listed, out of 40 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

NESW

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

Nothing with planning permission sits on those bearings within 400m. That is a fact about this radius and these bearings, not a guarantee of a view — an application not yet decided does not appear here, and neither does anything further out.

This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

Where the money actually goes

Drag the sale price. Everything moves.

Cash
Loan
CPF principal
CPF interest
Fees
Sale price · S$1,010,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$1,010,000
Outstanding loan−S$180,000
CPF principal refundBack into your CPF, not lost−S$150,000
CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416
Agent fee (2% + GST) and legal−S$24,818
Cash in handS$602,766
S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.