

Location Analysis
Kingsford Waterbay is situated approximately 1.2km away from Hougang MRT station, which is a quick 15-minute bus ride away. Although it’s not directly adjacent to the MRT, it is still highly accessible via a bus stop opposite Serangoon Secondary School. The surrounding area comprises a healthy mix of private and public residences, which offers a broad potential audience for the resale of these apartments. Furthermore, this heartland resale option offers not only a fantastic view but also excellent access to nearby schools in the neighbourhood.



Site Plan & Unit Distribution
Kingsford Waterbay offers a diverse selection of unit layouts ranging from 1 to 5 bedrooms. The development comprises 1,157 residential units spread across 9 blocks, each with 16 floors. The number of stacks per block varies between 8 to 9, depending on the size of the units. With the exception of block 64, which houses 2-Bedroom and 3-Bedroom units, all towers enjoy both East and West sun with slightly less than half the stacks having a great river-view. The block also features a dual key 3-Bedroom variant. One of the most unique features of this project is the strata landed offering for its Terrace and Semi-Detached houses, which adds an exciting element to the development.


MOAT Analysis
To offer an impartial and comprehensive evaluation of Kingsford Waterbay, we employed a rigorous MOAT Analysis that evaluates the property from various angles. To compare Kingsford Waterbay with four other resale options nearby that are similar in age, we examined it as a resale condominium. Our MOAT Analysis carefully assesses Kingsford Waterbay across ten different dimensions, providing a fair and unbiased assessment of the property. For further information on our MOAT Analysis, please refer to our informative article, available at the link provided.

Floor Plan Analysis
Our objective in this section is to provide you with an extensive overview of Kingsford Waterbay’s floor plans. We have meticulously covered every available bedroom size, from 1-bedroom to 5-bedrooms, showcasing the various unique layouts that will help you identify the best living options that meet your requirements. By providing you with this comprehensive information, you will be able to make an informed decision about the floor plan that best suits your needs. The 1-bedroom apartments in Kingsford Waterbay are all west-facing towards the swimming pool. The Type A1 layout (~484 sqft) features a classic and efficient design that is typical of 1-bedroom units. One important thing to note is that the bedroom does not have a door leading directly to the bathroom; residents need to access it through the living space. Additionally, the unit includes a balcony that enhances natural lighting in the living and bedroom areas while creating a balance between indoor and outdoor spaces. Overall, the 1-bedroom layout maximises the functionality of the home while making efficient use of space.






Growth Potential
The location of Kingsford Waterbay presents a strong potential for future growth, driven in part by the development of the nearby Paya Lebar Air Base (PLAB). As the area continues to develop, the residents of Kingsford Waterbay can look forward to the many amenities that will be available, such as parks, play spaces, connectivity, and retail and commercial options. However, with the rising costs of land and inflation, it is likely that future residential developments in PLAB will be more expensive, making Kingsford Waterbay an even more attractive investment opportunity. The potential for appreciation in property value over time makes Kingsford Waterbay an investment choice worth considering for those looking to secure a long-term investment. As the area continues to grow and develop, the value of properties in Kingsford Waterbay may increase in the coming decades, making it a potentially attractive investment for savvy buyers who want to capitalise on the potential for growth in this exciting area.

The Verdict
Located in the active northeastern heartlands, Kingsford Waterbay presents a diverse range of housing options for those seeking a comfortable and well-equipped residence in District 19. As an OCR resale condo, it offers a price point that is attractive to middle-income Singaporeans and HDB upgraders alike. The development provides an array of floor plans and amenities, catering to families of various sizes. In addition to the apartments, Kingsford Waterbay also offers strata landed homes, which provide the added benefit of private outdoor space and a unique housing experience. These homes come in the form of 3-bedroom terrace houses and 4-bedroom semi-detached houses, providing ample space for families seeking the best of the landed and condo worlds. Furthermore, its strategic position offers convenient access to key amenities such as schools, supermarkets, parks, and future developments. Overall, Kingsford Waterbay delivers a comfortable living experience that fulfils the needs of homebuyers seeking an affordable and diverse housing option in the area. If you’re looking to learn more about Kingsford Waterbay or if you’re a current homeowner thinking about selling your unit, we invite you to watch our video on how we sold the strata Semi-D in this project. Additionally, we have videos on the 2-Bedroom unit, 2-Bedroom penthouse, and a beautiful 3-Bedroom apartment. Please feel free to contact us for further information on our services and how we can assist you with your property journey.
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