Where all the good things revolve around you and your family ! Kingsford Waterbay presents the lastest condominium at Upper Serangoon View Road Singapore. The condominium is close to nature boasting the quiet river view with greenery.
Kingsford Waterbay

Kingsford Waterbay

Kingsford Waterbay is a new residential development under the prestigious Kingsford Development. Situated in an excellent location at Upper Serangoon View Road in District 19, Singapore, this property is truly a remarkable one.

A ideal place to live

A ideal place to live, work & play

The strategic location of Kingsford Waterbay ensure that future residents can easily find everything within their reach, work, shopping & dining, recreation, healthcare and schools.

Relaxcation @ Your Owner Home

Relaxation @ Your Owner Home

Energise every aspect of your being with facilities that allow you to develop socially, physically and emotionally. Keep mind and body in check in the relax space as your owner home.


Projects Name: Kingsford Waterbay
Developer Kingsford Property Development Pte. Ltd. (UEN no. 201315997R)
Tenure99 years - leasehold commencing from 3 March 2014
Location/Address Upper Serangoon View Road
Site Area 27295.3 m2 (or approx. 293806.6 ft2)
Total Units 1165 (including 6 units of 2-storey strata terrace & 2 units of strata semi- detached house)
No Of Lifts 18 lifts (2 per block)
Expected TOP in S&P No later than 1 December 2018
No Of Carpark LotsBasement carpark with 1165 lots for residential, 12 lots for childcare centre and 9 lots for handicapped (Total: 1186 lots)
No of Storeys16
Expected Legal Completion DateNo later than 30 November 2021

Kingsford Waterbay Highlights

  • Located within the established town of Hougang, great amenities for both families and individuals are easily within walking distance

  • Lots of education institution surrounding the project, from primary school up to Junior College. Renowned ones like Montfort Junior school and Serangoon Junior College.

  • Close Proximity to Punggol Park and Sengkang Riverside Park can bring nature to your family and friends

  • Reputable developer with many years experience.

  • Easy access to various shopping, dining and entertainment mall such as Seletar Mall, or Punggol Waterway.

  • Easy access to CBD, Orchard shopping belt, Marina Bay Financial Centre

New private home sales up 81.8% in March with more launches

SINGAPORE: The number of new private homes sold by developers continued to surge in March, increasing 81.8 per cent from 979 units in February to 1,780 last month, according to figures by the Urban Redevelopment Authority (URA) on Monday (Apr 17).

The 1,780 units sold in March also more than doubled the 843 sold in the same month last year.

Including executive condominiums (ECs), 2,358 units were sold last month, more than the 1,308 sold in February. This means that there were 578 ECs sold last month, a 75.7 per cent jump from the 329 units sold in February.

There were 1,527 new units launched by property developers last month, up from 1,308 in February. The biggest launches were in Grandeur Park Residences at Bedok South Avenue 3 (720 units), Park Place Residences at PLQ, Paya Lebar Road (217 units) and The Trilinq at Jalan Lempeng (105 units).

"These are very strong numbers, indicative of the latent buying demand that is still very much prevalent in the market today," ERA Realty Network key executive officer Eugene Lim said.

Mr Lim noted that small units were the main contributor to sales at newly launched projects, with two-bedroom and smaller units accounting for 352 and 129 units at Grandeur Park Residences and Park Place Residences at PLQ respectively.

He added that while larger units saw a relatively slower pace of sales, these units tend to find buyers only in the later stages of construction when the projects are completed or close to completion, as those buying such units tend to be those living in them and prefer a shorter waiting time to move in.

"The coming months will see more projects being launched as developers look to capitalise on the strong buying momentum exhibited," Mr Lim said.

He also said he expected about 8,000 to 9,000 private residential units and 2,500 to 3,000 EC units to be sold by developers in 2017.

Adapted from: CNA 17th April 2017.

TOP Selling New Private Residential in June 2016

There is a fall in New private property sales in June, after the impressive high in the previous month. According to The Urban Redevelopment Authority (URA) Data, only 536 new residences were transacted last month, which halves from 1,058 units sold in May.

The analysts have attributed the decline's causes to the shortage of new property launches and the seasonal effect from the June school holidays. However, in comparison with the figures at the same time last year with just 375 units transacted, the sales in June saw an annual increase up to 43 per cent.

All these features positive signals with more buyers coming back to the market. And it is thought that the price is likely to fall much more and that's the right time for their purchasing decision.

After some cooling property measures of The Government such as Total Debt Servicing Ratio and The Additional Buyer's Stamp Duty in 2013 that have lowered the prices of private property, private homes' demand has been sluggish considerably.

Last month, only 234 new private homes were launched compared to 1,345 units put up for sale in May. The suburban areas accounting for 60 per cent of deals with 324 units sold led sale, followed by the city fringe with 166 units transacted and the main central region with 46 units.

Top best-selling private residences in June 2016

And Three best-selling residential properties came from the suburbs. Buyers tend to take up unsold units at the existing properties in the market due to the absence of major launches.

Kingsford Waterbay TOP Selling New Private Residential

Kingsford Waterbay Condo at Upper Serangoon View sold 34 units at the average price of $1,185 per sq ft. The Glades at Tanah Merah 32 units at the average price of $1,402 psf and 31 units of Kingsford Hillview Peak were moved at the average price of $1,315 psf.

And it was stroke the market as the odd was that there were no significant discounts offered from developers amongst Top five best-selling private homes, their successful sales are attributed to the improving sentiment.

In the segment of EC, there were no new EC launched and only 232 units were transacted last month, down by 30.5 per cent from 334 ones in May. And Bellewaters EC in Anchorvale Crescent is the best-selling project with 43 units moved at the average price of $804 psf.

From URA figures, the first half of this year saw an increase in sale of new private homes with the total of 3,814 units sold that was up 7 per cent in comparison with 3,564 sold units at the same time one year ago.

All signs indicate an upcoming bottoming-out and the property market has gradually transitioned to a stable phase. In addition, new properties like Lake Grande a?t Jurong West, Parc Riviera in West Coast Vale, and Gramercy Park can help the sale volume boost, developers can step up before the traditional Chinese Hungry Ghost Festival.

Waterfront living within reach

The inspiration behind Kingsford WaterBay stems from Sentosa Cove’s waterfront living concept.

Prices for a one-bedroom unit start at over $500,000, and a three-bedroom at over $900,000. Four-bedders cost just over $1 million, while a five-bedroom unit a little under $1.5 million.

Waterfront living has long been the lifestyle of choice for many, although the price premium required has often put such a dream out of the reach of many.

This is a gap that Shenyang-based property developer Kingsford Development is trying to bridge. The group in 2013 acquired two adjacent land parcels at Upper Serangoon View, and has amalgamated both sites, located in District 19, to form a single development that will boast a 400m frontage of Sungei Serangoon.

Named Kingsford WaterBay, average selling prices at the 1,157-unit development is affordable at $1,117 – $1,183 per square feet (psf).

Prices for a one-bedroom unit start at over $500,000, and a three-bedroom at over $800,000. Four-bedders cost just over $1 million, while a five-bedroom unit a little under $1.5 million. The property boasts one- to five-bedroom condominium units, with sizes ranging from 474 square feet (sq ft) to 1,302 sq ft.

Apart from condo units, the development also boasts six units of strata terrace houses at 1,625 sq ft, and two units of strata semi-detached houses, with the latter fully sold. Kingsford WaterBay is expected to receive its temporary occupation permit in 2018.

Consultants such as R’ST Research director Ong Kah Seng have noted that the pricing of the suburban, 99-year leasehold project has been a huge draw.

Kingsford Development’s founder Cui Zheng Feng said the inspiration behind Kingsford WaterBay stems from Sentosa Cove’s waterfront living concept.

This is why half of the development will get to enjoy the serene riverfront views of Sungei Serangoon – also well-known as a wildlife magnet. Birds like herons, terns, and kingfishers can still be found at the river, while the area closer to Lorong Halus is considered one of the best bird-watching spots in Singapore. Monitor lizards and otters have also been found near the river banks.

The other half of Kingsford WaterBay will get to soak in views of the development’s extensive range of water-themed recreational facilities, which include a meandering 300-metre-long swimming pool, accompanied by an aqua deck.

The pool is not just a sight to behold as it winds and flows through the development, residents are free to swim along its entire length – the longest swimming pool in Singapore.

Scenic water views aside, residents of Kingsford WaterBay will also have abundant amenities available at their fingertips. Apart from taking a dip at the pool, sports and fitness aficionados can take their pick between an indoor and sky gym, or play a round of tennis at its courts. The property’s location right next to the Serangoon Park Connector also means that one can easily take up activities such as cycling or jogging.

To cater to young families, Kingsford WaterBay will also boast a childcare centre, which will be run entirely by the condominium’s management corporation. The innovative scheme thought out by developer Kingsford will give residents priority to enrol, and the fees collected can be used to pay for the condominium’s maintenance. The property also includes some retail shops to provide convenience to residents.

Outside of the development, Greenwich V, Fernvale Mall, Rivervale Mall and Hougang Point are all within the vicinity, providing a range of Food & Beverage (F&B) options for dining out, as well as shopping options to purchase daily necessities.

MRT stations such as the Hougang and Buangkok MRT stations are a little over one kilometre away. It is also a short distance apart from the Kallang-Paya Lebar Expressway (KPE), and less than a 30-minute drive to the Central Business District (CBD) and Singapore’s leading shopping belt Orchard Road.

Academic institutions that are in the area include Punggol Primary School and CHIJ Our Lady of the Nativity.

Kingsford Waterbay Sells more than 1 Unit Every Other Day in April 2016

New private home sales in Singapore, excluding executive condominiums (ECs), fell by 11.6 percent to 745 units in April 2016, compared to the 843 units sold in the previous month, according to latest data published by the Urban Redevelopment Authority on Monday (16 May).

The property agency stated that the Outside Central Region (OCR) and Core Central Region (CCR) saw weaker sales last month, with the drop in the CCR being attributed to the higher take-up rate for Cairnhill Nine in March. “Notwithstanding, Cairnhill Nine is still doing well, selling 33 units in April, where the bulk are one- and two-bedders,” said Lee Nai Jia, Regional Head (SEA) Research, DTZ.

The best-selling private residential project in the month was Sturdee Residences in the Jalan Besar area, boosting sales in the Rest of Central Region (RCR) to 320 units, said DTZ. Meanwhile, Kingsford Waterbay in Upper Serangoon managed to sell 20 units in April.

Among the EC projects, The Visionaire sold 154 units and Parc Life moved 51 units, despite both projects receiving more e-applications. “Given that the buyers can withdraw their e-applications at no cost, the conversion rate is low,” said Lee.

He explained that the overall slowdown in sales was due to a number of reasons. “Besides the cooling measures, buyers were also affected by the releases of weaker economic data, both globally and locally.
“As the economy becomes more uncertain, and (with) the Additional Buyer’s Stamp Duty (ABSD) weighing on buyers’ decisions, more buyers prefer to stay put unless they find the project very attractive, in terms of its pricing and location.

“Notwithstanding, the release of May and June’s data will give a better indication on whether there is a further weakening of demand or not,” he added.

TOP Selling Private Development in March

TOP Selling Private Development in March

The successful launch of two condominium projects in March has lent a boost to new-home sale transactions in Singapore.

This has also reinforced the market's belief there remains strong underlying demand for good-quality residential properties at the right price, despite the quiet months of January and February.

According to data released by the Urban Redevelopment Authority (URA) on Friday, developers sold 843 private homes last month, close to triple the 303 units sold in February.

About 682 units were launched in March, more than three times the 209 units launched in February.

JLL national director Ong Teck Hui said: "Market confidence seems to have returned following the stock market volatility in the earlier part of the year and the Chinese New Year lull.

"New sales take-up in Q1 2016 stands at 1,470 units, some 12 per cent higher than the 1,311 units which developers sold in Q1 2015. We now have to observe whether sales volume in the primary market has bottomed out and is on the path to recovery."

CapitaLand's 268-unit Cairnhill Nine sold 177 of the 200 units launched, at a median price of S$2,441 per square foot (psf), thanks to the project's attractive location near Orchard Road and digestible price quantum.

The Wisteria, which launched all of its 216 units, sold 125 at a median price of S$1,112 psf, given its appeal as part of a mixed development. It comes with a lifestyle mall.

Other top-selling private residential projects in March were The Poiz Residences (59 units at a median price of S$1,475 psf), Kingsford Hillview Peak (43 units at a median price of S$1,289 psf) and Botanique at Bartley (31 units at a median price of S$1,302 psf).

Inclusive of executive condominiums (ECs), a public-private housing hybrid, developers sold 1,328 units in March, more than thrice those sold in February. Some 1,216 units, including ECs, were launched, compared to just 209 in the preceding month.

This was mostly due to the launch of Sim Lian's Wandervale EC, which sold 292 of its 534 units at a median price of S$770 psf.

The other better-performing ECs in March included The Terrace (36 units at a median price of S$785 psf), The Brownstone (27 units at a median price of S$831 psf) and Sol Acres (26 units at a median price of S$791 psf).

Consultants noted pent-up demand in the private-home market, which they say surfaces when buyers perceive good deals.

In the past few years, in the absence of good options, many buyers had chosen to wait on the sidelines for prices to fall further, or for the property cooling measures to be removed, both of which did not happen.

Now, with the government's reiterations that the measures will remain for a while, this could have prompted some buyers to finally be more decisive in acting on the purchases, he said.

"The sales pick-up for these developments in March is poignant enough to reflect an improvement in sentiment and demand," Mr Ong noted. "If this trend continues, it would result in improvements in both launches and sales take-up in Q2, and that may pave the way for further moderation in price declines in 2016, compared to the last two years."

PropNex Realty CEO Ismail Gafoor also expects strong sales volume in Q2 with the upcoming condominium launches of Gem Residences, Sturdee Residences and Stars of Kovan.

Two new ECs, Parc Life and The Visionaire, are also slated for launch this month.

Meanwhile, Mr Ismail believes developers will be adjusting their pricing strategy to continue moving units in their past launches.

Despite sluggish market, Kingsford Waterbay & The Panorama are the Top Sellers in February 2016

Developers sold 301 private homes in February, 6.8% lower compared to 323 units sold in January or 23% y-o-y decline.

The 301 private homes (excluding executive condominiums) that developers moved last month represented a 6.8 per cent fall month on month and a 22. 8 per cent fall year on year.

It was also the lowest in the 14 months since the 230-unit figure in December 2014.

This was not surprising, as developers generally held off releasing new projects last month, due to the Chinese New Year festivities and overall weak sentiment amid the continued volatility in the stock market.

Apart from 183 Longhaus which launched 20 units for the first time, all the new launches in January came from existing projects such as The Trilinq (70 units), Principal Garden (50 units), Sims Urban Oasis (50 units), Symphony Suites (10 units) and Leedon Residence (4 units). Developers launched 209 private homes in February, up 31.4% from 159 units in January.

But market watchers, including JLL national director Ong Teck Hui, said these projects did well because of their attractive attributes, location and pricing - rather than because of a market recovery.

More launches are expected from next month. E-applications for Qingjian Realty's 632-unit EC project in Sembawang, The Visionaire, are scheduled to begin on April 8.

Sustained Land is slated to roll out a 305-unit condo, Sturdee Residences, in Jalan Besar, in April.

OrangeTee.com senior manager Wong Xian Yang predicts that developers will move between 500 and 800 private homes this month, taking the tally for the first quarter of this year to between 1,124 and 1,424 units - similar to the 1,311 units moved in Q1 last year.

However, plans by Evia Real Estate, Gamuda and Maxdin to launch their 578-unit condo along Lorong 5 Toa Payoh, originally slated for late March, have been delayed following two rejections by the authorities of the proposed name for the project, said Evia Real Estate managing director Vincent Ong. "We are now targeting to launch this project just before the June school holidays, or in July."

The market is also awaiting news of the launch of Cheung Kong's Stars of Kovan, a development of nearly 400 units.

Urban Redevelopment Authority data released on Tuesday showed that only one new private residential project was launched last month. This was 183 Longhaus, a 40-unit development along Upper Thomson Road, which sold 11 of the 20 released units at a median price of S$1,659 per square foot (psf).

Given the paucity of new launches, February's "best-selling" private residential projects were Kingsford Waterbay along Upper Serangoon View and The Panorama in Ang Mo Kio. Both were launched some time ago and moved just 18 units each last month; the median price for Kingsford Waterbay was S$1,127 psf, and for The Panorama, S$1,211 psf.

kingsford waterbay showflat

UOL Group found buyers for 16 units at Principal Garden along Prince Charles Crescent; the median price there was S$1,612 psf.

No new projects were launched among ECs, the public-private housing hybrid, last month. Neither were new units released in existing EC projects. Still, developers of existing projects on the market managed to find buyers for 129 EC units, though this was a 17.3 per cent drop from the 156 such units developers moved in January. February's top-selling EC was The Terrace in Punggol (23 units sold at a S$782 psf median price) and The Vales in Sengkang (17 units at a median price of S$798 psf).


top selling projects in february 2016

Desmond Sim, head of Singapore and South-east Asia at CBRE Research, described the 129-unit EC sales in February as encouraging, given that four consecutive months have passed without launches of EC units. "At this pace, the market should see a steady reduction of the unsold inventory . . .," he added.

JLL's Mr Ong's forecast for this year is 7,500 to 8,500 units. "Lower prices are likely to draw buyers into the market, but the number of units developers sell would depend on how buyers' sentiments are affected by the economic slowdown," he added.

PropNex Realty chief executive Ismail Gafoor puts the figure at around 8,000 units. "Given challenging market conditions, upcoming new projects will likely be more competitively priced." For the year, Mr Wong of OrangeTee.com expects developers to sell 6,000 to 7,000 private homes (excluding ECs) - down from the 7,440 units last year.

At the same time, developers will also be adjusting their pricing strategy to move units in their projects which are already on the market - as has been borne out by all five best-selling projects in February being previously launched, he added.

SLP International executive director Nicholas Mak, who expects the full-year number to be nearly 7,000 units, said that developers' inventory of launched-but-unsold private housing units fell steadily from 7,549 units in April 2015 to 6,002 units last month. "Developers have been selling more units than they have been releasing; the reduction in the number of units launched is due not just to weak sentiment but a gradual slowdown in the Government Land Sales Programme, which is leading to fewer new projects available for launch."