Home Buy All 3RM D19 - Hougang / Punggol / Sengkang3 Bed Condo for Sale in Kingsford Waterbay

3 Bed Condo for Sale in Kingsford Waterbay

80 Upper Serangoon View 533878, Kangkar, North-east Region, Singapore

$1,389,000

Added a month ago

CondoFor sale

Beds: 3Baths: 2Area: 958 sqft

Above Market· 9.1% above market

+6View all

Property Details

Property IDDXZypAiAegSevfuehntWRS

PriceS$1,389,000

Property TypeCondo

StatusFor sale

Beds3

Baths2

Built Area958 sqft

PSF

S$1,450

Year Built2018

Furnished StatusUnknown

Description

Features & Amenities

Tennis court

Water feature

Gym

Bbq

Games room

Fitness corner

Pool deck

Sky terrace

Wading pool

Retail shops

Underwater fitness station

Spa pavilion

Playground

Mini golf range

Viewing deck

Lap pool

Jet pool

Yoga corner

Pond

Waterfall

Fun pool

Multi purpose hall

Location

80 Upper Serangoon View 533878, Kangkar, North-east Region, Singapore

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Mortgage Calculation

Price

Tenure (yrs)20 yrs

410203035

Loan (%)75 %

1020406075

Interest (%)4 %

0.1123456

Mortgage calculation on 4% interest rate

S$ 0

Loan Amount (75%)

Downpayment (25%)

S$ 0

/month

Principal

S$ 0

Interest

S$ 0

Total Transactions

Average Price

Total Value

Sales Timeline

No timeline data available

No data available

No transaction data found. This could be due to:

No transactions in the selected radius
Invalid date formats in transaction data
Missing price or area information
Current filter settings excluding all transactions

Home Report · AVM Fair Value

Automated Valuation based on 350 URA transactions · 1 outliers removed (IQR)

Fair Value

S$1.27M

S$1,329 psf

Asking Price

S$1.39M

S$1,450 psf

vs Market

+9.1%

Above Market

vs Last Done

+3.6%

Market Price

Tenure

91 yrs

99-year Leasehold · Balance remaining

Confidence

High

350 comps

High = 10+ comps

Medium = 5–9 comps

Low = <5 comps

Nearest MRT

Hougang

1256m away

URA PSF Trendline vs Listing Price

Hedonic Adjustment Breakdown

Base URA PSF

350 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

AI Condition Premium

HELIOS scan of listing description

Adjusted Fair Value PSF

S$1,329

Recent Comparable Transactions

10 shown · 350 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 +5.3% vs FV	99 yrs lease commencing from 2014
Aug 2025	UPPER SERANGOON VIEW Floor 06-10	861sqft	S$1,205,000	▲S$1,399 +5.3% vs FV	99 yrs lease commencing from 2014
Aug 2025	UPPER SERANGOON VIEW Floor 06-10	474sqft	S$705,000	▲S$1,489 +12.0% vs FV	99 yrs lease commencing from 2014
Aug 2025	UPPER SERANGOON VIEW Floor 01-05	484sqft	S$721,000	▲S$1,489 +12.0% 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 +6.5% vs FV	99 yrs lease commencing from 2014
Aug 2025	UPPER SERANGOON VIEW Floor 11-15	678sqft	S$1,008,000	▲S$1,486 +11.8% vs FV	99 yrs lease commencing from 2014
Jul 2025	UPPER SERANGOON VIEW Floor 06-10	883sqft	S$1,350,000	▲S$1,529 +15.0% 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 +8.1% vs FV	99 yrs lease commencing from 2014
Jul 2025	UPPER SERANGOON VIEW Floor 11-15	850sqft	S$1,248,000	▲S$1,468 +10.5% vs FV	99 yrs lease commencing from 2014
Jul 2025	UPPER SERANGOON VIEW Floor 06-10	958sqft	S$1,320,000	▲S$1,378 +3.7% vs FV	99 yrs lease commencing from 2014
Jun 2025	UPPER SERANGOON VIEW Floor 06-10	850sqft	S$1,170,000	▲S$1,376 +3.5% vs FV	99 yrs lease commencing from 2014

Last Done

UPPER SERANGOON VIEW

Aug 2025 · Floor 06-10

▲S$1,399 psf

+5.3% vs FV

861 sqftS$1,205,00099 yrs lease commencing from 2014

UPPER SERANGOON VIEW

Aug 2025 · Floor 06-10

▲S$1,399 psf

+5.3% vs FV

861 sqftS$1,205,00099 yrs lease commencing from 2014

UPPER SERANGOON VIEW

Aug 2025 · Floor 06-10

▲S$1,489 psf

+12.0% vs FV

474 sqftS$705,00099 yrs lease commencing from 2014

UPPER SERANGOON VIEW

Aug 2025 · Floor 01-05

▲S$1,489 psf

+12.0% vs FV

484 sqftS$721,00099 yrs lease commencing from 2014

UPPER SERANGOON VIEW

Aug 2025 · Floor 16-20

▲S$1,416 psf

+6.5% vs FV

1,109 sqftS$1,570,00099 yrs lease commencing from 2014

UPPER SERANGOON VIEW

Aug 2025 · Floor 11-15

▲S$1,486 psf

+11.8% vs FV

678 sqftS$1,008,00099 yrs lease commencing from 2014

UPPER SERANGOON VIEW

Jul 2025 · Floor 06-10

▲S$1,529 psf

+15.0% vs FV

883 sqftS$1,350,00099 yrs lease commencing from 2014

UPPER SERANGOON VIEW

Jul 2025 · Floor 01-05

▲S$1,436 psf

+8.1% vs FV

1,055 sqftS$1,515,00099 yrs lease commencing from 2014

UPPER SERANGOON VIEW

Jul 2025 · Floor 11-15

▲S$1,468 psf

+10.5% vs FV

850 sqftS$1,248,00099 yrs lease commencing from 2014

UPPER SERANGOON VIEW

Jul 2025 · Floor 06-10

▲S$1,378 psf

+3.7% vs FV

958 sqftS$1,320,00099 yrs lease commencing from 2014

UPPER SERANGOON VIEW

Jun 2025 · Floor 06-10

▲S$1,376 psf

+3.5% vs FV

850 sqftS$1,170,00099 yrs lease commencing from 2014

Below Fair Value

Above Fair Value

FV: S$1,329 psf

HELIOS AI Analysis

Based on 350 URA transactions (1 outliers removed), adjusted for: Tenure decay (22.3% discount)

⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.

Calculating fair value from URA transaction data…

Jayden Chiang

License: L3002382K

3 Bed Condo for Sale in Kingsford Waterbay

IMAGES GALLERY

Property Details

Description

Location

Mortgage Calculation

Mortgage calculation on 4% interest rate

Sales Timeline

No data available

Home Report · AVM Fair Value

Jayden Chiang

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Home Report · AVM Fair Value