52 Upper Serangoon View 533892, Kangkar, North-east Region, Singapore
$3,500 /month
Resort-like, Quiet & Peaceful! A rare combination of full river frontage, practical layout and strong rental value – ideal for tenants who prioritise lifestyle and connectivity. Key Unit Advantages - Bright and Breezy, Well maintained Unit - Direct, uninterrupted Sungei Serangoon and greenery views from living and master bedroom - Efficient layout with regular-shaped living and bedrooms, optimising usable area - Spacious master plus good-sized common bedroom – suitable for couples, small families or single professionals - Modern, enclosed kitchen with built‑in appliances; well-maintained bathrooms with quality fittings Connectivity & Transport - Free Shuttle Bus to Hougang MRT & Hougang Central - Bus services along Upper Serangoon View efficiently link to Hougang / Kovan MRT (NEL) and Hougang Central bus interchange - KPE / TPE only a short drive away, offering convenient access to the CBD, Marina Bay and Changi Business Park in roughly 15–20 minutes off-peak Amenities & Daily Conveniences - Within a brief drive to Hougang Mall, The Midtown, Heartland Mall (Kovan) and Compass One for supermarkets, F&B and retail shops - Park connector right at your doorstep, enhancing active-lifestyle appeal Educational Proximity - Convenient access to established schools such as CHIJ Our Lady of the Nativity, Punggol Primary, North Vista Primary & Secondary, Holy Innocents’ Primary & High plus several childcare and preschool options River-facing stacks at Kingsford Waterbay historically enjoy strong demand from professionals and small families seeking resort-style living away from city noise, yet with straightforward commute routes. For tenants who measure value by both lifestyle and practicality, this unit checks every box. Call me 9817XXXX now for an exclusive viewing.
D19 - Hougang
Kangkar LRT
1 December 2018
Large (1165 units)
1165 units
18 Blocks, 16 Floors
Not available
Kingsford Waterbay has a total of 1165 units, from 1 Bed - 1 Bath to 4 Bed - 3 Bath units. There are 108 types of floor plans from 474 sqft to 1,948 sqft.
Kingsford Waterbay has 18 blocks and up to 16 storeys.
Kingsford Waterbay is a 99 years leasehold Condo Apartment located in Hougang, District 19. Completed in 2018, it has a total of 18 blocks within the development and comprises a total of 1165 units. It is within walking distance to MRT stations such as Kangkar LRT and Kangkar LRT, which provide residents easy access to other areas of Singapore. For young couples or families with children, Kingsford Waterbay is also close to schools like Hearts @ Work, Little Shepherds’ Schoolhouse and CHIJ Our Lady of the Nativity (OLN). If you're wondering about what you can do around the area, residents can head to nearby supermarkets like FairPrice - Kang Kar Mall and Fortune Supermarket Pte Ltd for groceries and household products. Never worry about your health emergencies or regular health checkups with access to nearby clinics such as Caritas FertilityCare. Singpost Mailbox is the nearest post office where you can get your postal services done. For your leisure and entertainment, head down to the local park - Kangkar Green, to enjoy some fresh air.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3008022J
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Estimated sale value based on 345 URA transactions · 1 outliers removed (IQR)
Fair Value
S$784,321
S$1,138 psf
Asking Price
S$3,500
S$6 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
91 yrs
99-year Leasehold · Balance remaining
Confidence
High
345 comps
Nearest MRT
Hougang
1256m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
345 comparable transactions
S$1,409
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.777
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$1,138
Recent Comparable Transactions
10 shown · 345 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | UPPER SERANGOON VIEW Floor 06-10 | 861sqft | S$1,205,000 | ▲S$1,399 +22.9% vs FV | 99 yrs lease commencing from 2014 |
Aug 2025 | UPPER SERANGOON VIEW Floor 06-10 | 861sqft | S$1,205,000 | ▲S$1,399 +22.9% vs FV | 99 yrs lease commencing from 2014 |
Aug 2025 | UPPER SERANGOON VIEW Floor 06-10 | 474sqft | S$705,000 | ▲S$1,489 +30.8% vs FV | 99 yrs lease commencing from 2014 |
Aug 2025 | UPPER SERANGOON VIEW Floor 01-05 | 484sqft | S$721,000 | ▲S$1,489 +30.8% vs FV | 99 yrs lease commencing from 2014 |
Aug 2025 | UPPER SERANGOON VIEW Floor 16-20 | 1,109sqft | S$1,570,000 | ▲S$1,416 +24.4% vs FV | 99 yrs lease commencing from 2014 |
Aug 2025 | UPPER SERANGOON VIEW Floor 11-15 | 678sqft | S$1,008,000 | ▲S$1,486 +30.6% vs FV | 99 yrs lease commencing from 2014 |
Jul 2025 | UPPER SERANGOON VIEW Floor 06-10 | 883sqft | S$1,350,000 | ▲S$1,529 +34.4% vs FV | 99 yrs lease commencing from 2014 |
Jul 2025 | UPPER SERANGOON VIEW Floor 01-05 | 1,055sqft | S$1,515,000 | ▲S$1,436 +26.2% vs FV | 99 yrs lease commencing from 2014 |
Jul 2025 | UPPER SERANGOON VIEW Floor 11-15 | 850sqft | S$1,248,000 | ▲S$1,468 +29.0% vs FV | 99 yrs lease commencing from 2014 |
Jul 2025 | UPPER SERANGOON VIEW Floor 06-10 | 958sqft | S$1,320,000 | ▲S$1,378 +21.1% vs FV | 99 yrs lease commencing from 2014 |
Jun 2025 | UPPER SERANGOON VIEW Floor 06-10 | 850sqft | S$1,170,000 | ▲S$1,376 +20.9% vs FV | 99 yrs lease commencing from 2014 |
UPPER SERANGOON VIEW
Aug 2025 · Floor 06-10
+22.9% vs FV
UPPER SERANGOON VIEW
Aug 2025 · Floor 06-10
+22.9% vs FV
UPPER SERANGOON VIEW
Aug 2025 · Floor 06-10
+30.8% vs FV
UPPER SERANGOON VIEW
Aug 2025 · Floor 01-05
+30.8% vs FV
UPPER SERANGOON VIEW
Aug 2025 · Floor 16-20
+24.4% vs FV
UPPER SERANGOON VIEW
Aug 2025 · Floor 11-15
+30.6% vs FV
UPPER SERANGOON VIEW
Jul 2025 · Floor 06-10
+34.4% vs FV
UPPER SERANGOON VIEW
Jul 2025 · Floor 01-05
+26.2% vs FV
UPPER SERANGOON VIEW
Jul 2025 · Floor 11-15
+29.0% vs FV
UPPER SERANGOON VIEW
Jul 2025 · Floor 06-10
+21.1% vs FV
UPPER SERANGOON VIEW
Jun 2025 · Floor 06-10
+20.9% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.