50 Upper Serangoon View 533893, Kangkar, North-east Region, Singapore
$4,150 /month
Kingsford Waterbay which overlooks Sungei Serangoon is a large residential development located in a private residential enclave of Upper Serangoon View in District 19. The project has 1,165 units spread across nine 16 storey towers, arranged in such a way that all residents either have a view over Sungei Serangoon or the large number of facilities that the development boasts. These facilities include 2, 50 metre lap pools, a wave pool, tennis court, aqua gym, putting green and sky bar among others, arranged in 6 distinct zones. There are 2 bus routes that take you to the nearby Hougang MRT station, as well as a shuttle service that takes residents of Kingsford Waterbay straight to Hougang Central. Heartland, Fernvale and NEX malls are all within a short drive or bus ride from the development, offering a good range of retail and F&B choices. For drivers, the KPE is very close at hand, which connects to the TPE for Tampines, Pasir Ris and Changi. There are 2 primary schools within 1km distance, Punggol Primary School and CHIJ our Lady of the Nativity. Within the compound, there’s a childcare center, Clinic, enrichment centers and Personal care services available. Proximity to the up and coming Punggol Digital Hub Unit is available immediately as owner moved out to a place closer to children's school. Owner likes the serenity of the place and wants to find like minded tenants.
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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$966,501
S$1,095 psf
Asking Price
S$4,150
S$5 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
0%
Adjusted Fair Value PSF
S$1,095
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 +27.8% vs FV | 99 yrs lease commencing from 2014 |
Aug 2025 | UPPER SERANGOON VIEW Floor 06-10 | 861sqft | S$1,205,000 | ▲S$1,399 +27.8% vs FV | 99 yrs lease commencing from 2014 |
Aug 2025 | UPPER SERANGOON VIEW Floor 06-10 | 474sqft | S$705,000 | ▲S$1,489 +36.0% vs FV | 99 yrs lease commencing from 2014 |
Aug 2025 | UPPER SERANGOON VIEW Floor 01-05 | 484sqft | S$721,000 | ▲S$1,489 +36.0% 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 +29.3% vs FV | 99 yrs lease commencing from 2014 |
Aug 2025 | UPPER SERANGOON VIEW Floor 11-15 | 678sqft | S$1,008,000 | ▲S$1,486 +35.7% vs FV | 99 yrs lease commencing from 2014 |
Jul 2025 | UPPER SERANGOON VIEW Floor 06-10 | 883sqft | S$1,350,000 | ▲S$1,529 +39.6% 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 +31.1% vs FV | 99 yrs lease commencing from 2014 |
Jul 2025 | UPPER SERANGOON VIEW Floor 11-15 | 850sqft | S$1,248,000 | ▲S$1,468 +34.1% vs FV | 99 yrs lease commencing from 2014 |
Jul 2025 | UPPER SERANGOON VIEW Floor 06-10 | 958sqft | S$1,320,000 | ▲S$1,378 +25.8% vs FV | 99 yrs lease commencing from 2014 |
Jun 2025 | UPPER SERANGOON VIEW Floor 06-10 | 850sqft | S$1,170,000 | ▲S$1,376 +25.7% vs FV | 99 yrs lease commencing from 2014 |
UPPER SERANGOON VIEW
Aug 2025 · Floor 06-10
+27.8% vs FV
UPPER SERANGOON VIEW
Aug 2025 · Floor 06-10
+27.8% vs FV
UPPER SERANGOON VIEW
Aug 2025 · Floor 06-10
+36.0% vs FV
UPPER SERANGOON VIEW
Aug 2025 · Floor 01-05
+36.0% vs FV
UPPER SERANGOON VIEW
Aug 2025 · Floor 16-20
+29.3% vs FV
UPPER SERANGOON VIEW
Aug 2025 · Floor 11-15
+35.7% vs FV
UPPER SERANGOON VIEW
Jul 2025 · Floor 06-10
+39.6% vs FV
UPPER SERANGOON VIEW
Jul 2025 · Floor 01-05
+31.1% vs FV
UPPER SERANGOON VIEW
Jul 2025 · Floor 11-15
+34.1% vs FV
UPPER SERANGOON VIEW
Jul 2025 · Floor 06-10
+25.8% vs FV
UPPER SERANGOON VIEW
Jun 2025 · Floor 06-10
+25.7% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.