Type

Units

Min Area

Price Range

3 BR

1109 sqft

From S$1.6XM

Property Highlights

Stunning 3-bedroom penthouse with 6.3-metre ceiling and soaring architecture
Pool-facing unit with unblocked river views and no west-facing sun exposure
Just 1.2 km from Kangkar LRT station with daily shuttle service (6am–11pm)
Located in Hougang District 19 near Cape View Plaza and major shopping centres
Access to 50-metre lap pools, wave pool, tennis court, and extensive wellness facilities

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Ref: 500119239

Exceptional 3-Bedroom Penthouse at Kingsford Waterbay

This remarkable penthouse residence at Kingsford Waterbay presents a compelling opportunity for discerning buyers seeking luxury living in Singapore's thriving District 19. Priced at S$1,598,888, the 1,109 square-foot unit combines sophisticated design with generous proportions and commanding views that define contemporary urban living at its finest.

Distinctive Architectural Features

The penthouse's standout characteristic is its soaring 6.3-metre ceiling, creating an impressive sense of space and grandeur rarely encountered in residential properties. Elegant chandelier lighting enhances the sophisticated ambiance throughout the principal living areas. The unit's orientation ensures unobstructed pool views whilst avoiding direct western sun exposure, a thoughtful design choice that maximises comfort throughout the day.

Bedroom and Bathroom Configuration

Three well-proportioned bedrooms provide flexible accommodation for families or those requiring dedicated home office and guest facilities. Two full bathrooms ensure practical convenience for all residents. The comprehensive floor plan has been meticulously designed to optimise natural light and circulation throughout the residence.

Neighbourhood and Connectivity

Situated on Upper Serangoon View, the property benefits from proximity to Kangkar LRT station, positioned 1.2 kilometres away and accessible within approximately 14 minutes. The development's complementary shuttle bus service operates between 6am and 11pm, connecting residents directly to Hougang Central and surrounding transport hubs. For those driving, the Kallang-Paya Lebar Expressway provides immediate access to the Central Business District and Marina Bay Financial Centre.

The immediate vicinity offers exceptional convenience, with Cape View Plaza just 400 metres away and Hougang Mall and Nex Shopping Mall minutes from the residence. This mature neighbourhood combines accessibility with vibrant commercial and dining options, including Texas Chicken at Hougang Cape View, Economic Bee Hoon and Nasi Lemak establishments, and InstaChef at Riversails.

Kingsford Waterbay Development Overview

Completed in December 2018, Kingsford Waterbay is a prestigious 99-year leasehold condominium developed by Kingsford Property Development Pte Ltd. The expansive riverfront estate overlooks Sungei Serangoon and comprises 1,165 residential units across nine blocks rising to approximately 16 storeys. The development's distinctive offering includes innovative strata-terrace and semi-detached house options alongside traditional apartment configurations, ranging from one to five bedrooms.

World-Class Recreational Facilities

Residents enjoy access to an impressive array of leisure amenities designed to elevate daily living. Two Olympic-standard 50-metre lap pools cater to serious swimmers, whilst a wave pool provides family entertainment. A dedicated tennis court, multiple gymnasium facilities, and an underwater fitness station address diverse wellness requirements. The development also features a spa pavilion, jet pool, mini golf range, sky terrace, waterfall features, and multiple social spaces including a multi-purpose hall, games room, BBQ area, and fun pool for younger residents.

Comprehensive Lifestyle Integration

Kingsford Waterbay has been conceived as a fully contained residential community where residents can readily access shopping, dining, and entertainment without departing the property. Retail shops integrated within the development complement the surrounding commercial landscape. Essential services are conveniently positioned nearby: Mission Medical Clinic and Oxford Dental Clinic provide healthcare access, whilst FairPrice Serangoon View, Fortune Supermarket, and H3S+ Provision Store address everyday grocery requirements.

Educational Proximity

Families benefit from established educational institutions within a five-kilometre radius, including North Vista Secondary School, Holy Innocents' High School, and North Spring Primary School, providing accessible schooling options for various age groups.

Family-Friendly Amenities

The development incorporates infant care services on-site and maintains a pet-friendly design philosophy, accommodating the varied needs of modern families. Twenty-four-hour security, drop-off facilities, gymnasium rooms, and lift lobbies throughout the property ensure resident safety and convenience.

Investment Merit

This penthouse represents a compelling acquisition within District 19, an increasingly sought-after residential location combining modern infrastructure with established community infrastructure. The combination of architectural distinction, comprehensive facilities, riverside setting, and convenient transport connectivity positions Kingsford Waterbay as an attractive choice for owner-occupiers and investors alike.

The property is fully furnished, with a completion date of December 2018 and a 99-year lease structure ensuring long-term value retention. Current availability and additional property information are accessible through PropSG's comprehensive listing database.

Common Facilities

24 hours securityDrop off pointGymnasium roomLift lobby

Frequently Asked Questions

What is the realistic rental yield on this penthouse if I buy it as an investment property?

Based on current Upper Serangoon rental rates for 3-bedroom units, this penthouse would likely achieve a gross rental yield of 2.8–3.2% per annum, translating to approximately S$44,000–S$51,000 per year in rental income. Given the fully furnished status and proximity to Kangkar LRT, it appeals to expatriate tenants and upgraders, though Upper Serangoon is not a primary expat hotspot like Orchard or the East Coast, which constrains rental premiums. Net yield after property tax, maintenance fees (estimated S$550–650 monthly), and management costs would settle around 2.0–2.5%, which is reasonable but not exceptional for a freehold-equivalent leasehold with strong amenities.

How does the price per square foot compare to other recent sales in Upper Serangoon and Serangoon?

At S$1,440 per square foot (S$1.6M ÷ 1,109 sqft), this penthouse sits at the mid-to-premium range for Upper Serangoon, where comparable 3-bedroom units typically trade between S$1,200–S$1,500 psf depending on age and condition. Newer developments like Serangoon 300 and The Pinnacle@Duxton (slightly closer to Serangoon MRT) command S$1,350–S$1,600 psf, so this listing is competitively positioned. However, units further into Serangoon proper or in neighbourhoods with older developments trade at S$1,100–S$1,300 psf, meaning you are paying a premium for Waterbay's newer TOP and facilities.

As a second-property buyer, what Additional Buyer's Stamp Duty (ABSD) will I incur at this S$1.6M price point?

For a second residential property purchase, ABSD is calculated progressively: 5% on the first S$180,000, then 10% on the next S$180,000 (up to S$360,000), then 15% on the remainder. For this S$1.6M purchase, you would pay approximately S$169,000 in ABSD (5% + 10% + 15% on tranches), representing 10.6% of the purchase price—a significant cost but lower than the 20% applicable to third and subsequent properties. This figure should be factored into your total acquisition cost alongside legal fees, valuation, and your renovation or furnishing budget if you plan to let it out immediately.

What is the lease decay risk for this property, and how will it affect future saleability?

With a 99-year lease granted at TOP (December 2018) and eight years already elapsed, the property now has approximately 91 years remaining on its lease. Under Housing and Development Board and private condominium financing norms, most banks will still finance up to 75–80% LTV on properties with 85+ years remaining, so immediate saleability is not impaired. However, as the lease declines toward 80 years (around 2038), refinancing and buyer sentiment will begin to soften, and capital appreciation could stall or reverse if major refurbishment is required. Property owners typically consider en-bloc collective sales or lease extension negotiations when leases drop toward 70–75 years; at current price points, an extension could cost 15–25% of property value depending on market and URA valuations.

How does the 1.2 km distance to Kangkar LRT (SE4 line) affect rental demand and capital appreciation potential?

A 14-minute walk (or 3–5 minute quick bus ride) to Kangkar LRT is reasonably accessible for daily commuters, though it is notably longer than developments directly above MRT stations such as Serangoon MRT (SE3) which are within 200–300 metres. The Serangoon Line is relatively new and less congested than the North-East or North-South Lines, making it attractive to tenants working in the CBD or East Region, particularly those commuting via the North-East Line interchange. Capital appreciation in Upper Serangoon is historically moderate compared to central locations; however, ongoing HDB intensification and future Serangoon district cluster developments (including new residential and commercial hubs) suggest medium-term appreciation of 2–4% annually, driven more by supply constraints than transport premium.

Which buyer profile is this penthouse best suited for—owner-occupier, investor, or upgrader?

This property is most suited to upgraders transitioning from public housing to private property, or young families who value move-in readiness (fully furnished with modern Dec 2018 TOP) and lower entry cost compared to central locations. Owner-occupiers benefit from the excellent facilities (24-hour security, gymnasium) and suburban tranquillity of Upper Serangoon, though the property may feel distant for those working in the CBD without a car. As a pure investment, the modest 2.8–3.2% gross yield is less attractive for yield-focused investors compared to purpose-built rental properties or commercial assets, though the relative capital stability and appeal to expat tenants offer steady demand and lower tenant churn than aged public-housing neighbourhoods.

Will I have sufficient TDSR headroom and financing capacity if I borrow S$1.2M on this purchase?

At a loan quantum of S$1.2M (75% LTV), assuming a 30-year tenure at current mortgage rates around 3.8–4.0% per annum, your estimated monthly principal and interest payment would be approximately S$5,700–S$5,900. Banks apply a TDSR (Total Debt Service Ratio) cap of 60%, meaning your total monthly debt servicing (including car loans, existing mortgages, and credit card commitments) must not exceed 60% of your gross monthly income. For a comfortable TDSR cushion, your gross monthly household income should be at least S$9,500–S$10,000 (allowing 60–65% headroom for this mortgage plus other liabilities). If your existing debt is minimal, this threshold is achievable for two-income professional households in Singapore; however, if you carry significant car or personal loans, your borrowing capacity may be tighter.

How does Kingsford Waterbay compare to nearby competing developments like Serangoon 300 or North Residences?

Kingsford Waterbay (Dec 2018 TOP, 99-year lease, S$1,440 psf) sits in the mid-segment alongside Serangoon 300 (launched circa 2016, now 10 years old, psf around S$1,350–S$1,450), though Waterbay benefits from newer facilities and more recent interior finishes. North Residences (older resale units, nearer Serangoon MRT) trades at a slight premium (S$1,500–S$1,650 psf due to station proximity) but offers less space per dollar and is further from Upper Serangoon's quieter environs. Waterbay's competitive edge lies in its fully furnished ready-to-let status, modern gymnasium and security systems, and balance of accessibility without the MRT-station premium; however, buyers seeking maximum appreciation or MRT-adjacent convenience might prefer North Residences despite its premium pricing.

What is the optimal floor level or unit stack strategy for maximising rental appeal and resale value?

For Upper Serangoon penthouses and upper-floor units, floors 20 and above typically command a 5–8% premium in both rental and resale markets due to superior views, reduced noise from street traffic, and exclusivity; however, these units also take slightly longer to lease in slower months. Mid-range floors (10–18) offer the best balance of rental velocity (quick tenant turnover) and pricing power, as they appeal to a broader range of tenants without the premium-seeker premium. Corner and high-stack units (east/north-facing) with natural light and ventilation achieve higher rents (5–10% above average) and appreciate faster; conversely, interior-facing or lower floors (1–5) are harder to rent and appreciate more slowly. If this penthouse occupies a premium stack (upper floors, corner, water-view or park-facing aspect), it should command a 5–10% rental and capital premium over similar-sized interior units.

What is the future supply pipeline in the Serangoon district, and how might new launches affect capital appreciation?

The Serangoon district is entering a consolidation phase with fewer major new launches anticipated within the immediate 2–3 years, as most premium pockets (around Serangoon MRT and Upper Serangoon) have been developed or are transitioning into mature phases. However, HDB intensification projects and the Government Land Sales (GLS) programme may introduce medium-to-high-density housing clusters in adjacent areas (such as Bartley and Tai Seng), which could increase catchment population and rental demand without directly fragmenting Upper Serangoon's pricing. Resale property growth in Serangoon is forecasted at a modest 2–3% CAGR over the next 5–7 years, as the district benefits from demographic stability and MRT expansion rather than speculative new-project launches; this suggests capital appreciation will be steady but not explosive, making this penthouse a prudent long-term hold for owner-occupiers and conservative investors rather than a trading opportunity.

3BR Penthouse at Kingsford Waterbay, Upper Serangoon – S$1.6M