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Kingsford
Waterbay

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Kingsford
Waterbay
Developer Kingsford Property Development Pte. Ltd. (UEN no. 201315997R)
Location 50 Upper Serangoon View S(533893) - Shops
52 Upper Serangoon View S(533892) Strata Terrace Housing
54 Upper Serangoon View S(533891) Strata Terrace Housing
56 Upper Serangoon View S(533890) Strata Terrace Housing
58 Upper Serangoon View S(533889) Strata Terrace Housing
60 Upper Serangoon View S(533888) Strata Terrace Housing
62 Upper Serangoon View S(533887) Strata Terrace Housing
64 Upper Serangoon View S(533886)
66 Upper Serangoon View S(533885)
68 Upper Serangoon View S(533884)
70 Upper Serangoon View S(533883)
72 Upper Serangoon View S(533882)
74 Upper Serangoon View S(533881)
76 Upper Serangoon View S(533880)
78 Upper Serangoon View S(533879)
80 Upper Serangoon View S(533878)
82 Upper Serangoon View S(533877) Strata Semi-Detached House
84 Upper Serangoon View S(533876) Strata Semi-Detached House
Type of Proposed flat development comprising 9 blocks of 16-storey residential with 1157 units of
development flat/apartment, 6 units of 2-storey strata terrace housing, 2 units of strata semi-detached houses
(Total 1165 units),6 commercial units with 1-storey podium carpark, basement carpark, tennis court,
swimming pool, clubhouse, childcare centre & communal facilities on Lot(s) 09752A MK 22 at Upper
Serangoon View
Developers C1159
Licence no.
Approved BP No: A0814-00003-2014-BP01 Dated :14 Jan 2015
Tenure 99 years leasehold commencing from 3 March 2014
Site Area 27295.3 m2 (or approx. 293806.6 ft2)
Plot Ratio 3.0
No Of Units 1165 (including 6 units of 2-storey strata terrace & 2 units of
strata semidetached house)
Expected TOP No later than 1 December 2018
Date Expected
In S & P
Expected Legal No later than 30 November 2021
Completion Date
No Of Lifts 18 lifts (2 per block)
No Of Carpark Lots Basement carpark with 1165 lots for residential, 12lots for
childcare centre
and 9 lots for handicapped (Total: 1186 lots)
 Approx. False Ceiling
Floor to Approx. Soffit Height @ Approx. False
Height @ Kitchen / Yard /
Floor Living / Dining (where Ceiling Height @
Powder Room (where
Height applicable) /Bedroom Hallway / Bath
applicable)
Typical Varying from
2.975m 2.75m 2.3m
Floor Unit 2.3m - 2.6m
Penthouse Varying from
2.975m 5.6m 2.3m
Unit 2.3m - 2.6m
(double volume sofit
Ceiling height)
Heights
Strata Landed (Terrace / Semi-D)

Varying
from
1st Storey 4.0m 3.7m 3.3m
2.5m -
3.3m

2nd Storey 3.6m 3.15m 2.9m -

Shop
4.3m @ soffit height
Project UNITED OVERSEAS BANK LIMITED FOR PROJECT ACCOUNT NO. 451-300-034-5 OF
Account KINGSFORD PROPERTY DEVELOPMENT PTE. LTD
 Recreational Facilities

ZONE 1 : THE STREAM ZONE 3 : THE COVE ZONE 5 : THE PROMENADE

Fitness corner Lagoon Deck Meditation Lawn
Sunset Pavilion BBQ Pavilion Afternoon Tea Court
Hydro Walk Bubbling Pool (Children Pool) Chess Garden
Spa Creek Water Slide Playground Rolling Hill Park
Lap Pool Alfresco Gourmet Pavilion Shallow Mat
Water Theatre Lagoon Pool (Leisure Pool) Viewing Terrace
The Creek Pool Deck Wave Pool
Zen Garden Aqua Gym
Ecological Pond Waterfront Pool Deck
Sky Bar Outdoor Game Room

ZONE 2 : THE RIVER ZONE 4 : THE WATERFALL ZONE 6 : THE CLUB

BBQ Sun Deck Rolling Lawn Multi-purpose Room

Adventure Pool Waterfall Ridge Gym Room
Mist Pool Function Dec k Courtyard
Jet Pool Putting Green Viewing Deck
Riverside Pool Deck Water Zen Garden Commercial (Retail Units)
Outdoor Gym Tennis Court
Changing room &
steam room
Childcare Centre
 Unit Mix

Unit Mix & Maintenance Fees : Estimated $ per share value per month (before GST)
Maintenance Share
Unit Type Area (sq ft) Area (sq m)
Fees/mth Value
1 Bedroom
474-484 44-45 5
Type A/A1/A1b
2 Bedroom
614-657 57-61 6
Type B1/B1a/B1b/B1c
2 Bedroom
678-775 63-72 6
Type B2/B2a/B2b/B2c/B2d
3 Bedroom
Type C1/C1a/C1b/ 850-915 79-85 6
C1c/C1d/C2/C2a/C2b/C2c
3 Bedroom
1001-1044 93-97 6
Type C3/C3b/C3c
3+Study
1023 95 6
Type C3a
3 Bedroom Dual Key
958/980 89-91 6
Type C4/C4a
4-Bedroom
980-1033 91-96 6
Type D1/D1a
4-Bedroom
1055-1216 103-113 7
Type D2/D2a/D3/D3a
5-Bedroom
1302-1356 121-126 7
Type E1a
 Unit Mix

Unit Mix & Maintenance Fees : Estimated $ per share value per month (before GST)

Maintenance Share
Unit Type Area (sq ft) Area (sq m)
Fees/mth Value
Penthouse
1 Bedroom 657-689 61-64 6
2 Bedroom 829-926 77-86 6
3 Bedroom 1066-1249 99-116 6-7
4 Bedroom 1259-1442 117-134 7
5 Bedroom 1593 148 7
Strata Terrace
1625 151 7
3 Bedroom
Strata Semi-D
3 Bedroom 1593 148 7
4 Bedroom 1948 181 8
Shops
#01-02 to #01-06 431 40
#01-07 452 42
 Provision For Residential Units

Kitchen a) Kitchen cabinets with solid surface counter top c/w sink, cooker hob, hood for each
unit.
b) 1 Free-standing fridge for each unit.
c) 1 Convection oven for each unit.
d) 1 Microwave oven for Unit Type C4 and Strata-Landed units.
e) 1 Washer cum dryer for each unit
f) Convention oven & microwave oven (only for Unit Type C4 & Strata-landed)
g) Town gas supply provided (except for Unit Type A, B1,B2 & Kitchen 2 of Unit Type
C4 where electrical hob is provided)
Bath a) 1 solid surface vanity top with 1 wash basin with basin mixer
(Mechanical ventilation to Baths, WC b) 1 mirror
and Toilet that are not naturally c) 1 towel rail
ventilated) d) 1 shower compartment with 1 shower mixer set
e) 1 pedestal water closet & 1 toilet paper holder
f) Hot water supply to all Baths & Powder Room, where applicable.
Powder Room : a) 1 solid surface vanity top with 1 wash basin with basin mixer
(where applicable) b) 1 mirror
c) 1 pedestal water closet & 1 toilet paper holder
WC : a) 1 pedestal water closet
(where applicable) b) 1 wash basin with tap, 1 shower set with tap
c) 1 toilet paper holder
Kitchen (Dry and/or 1 solid surface vanity top with 1 sink with tap
Wet, as the case
may be)
Kitchen or Wet 1 washing machine bib tap
Kitchen or Yard
(Where applicable)
 Provision For Residential Units

Retail Units Toilet (where applicable):

a) 1 pedestal water closet
b) 1 wash basin with tap
c) 1 toilet paper holder
Bedroom Built-in wardrobes provided for all Bedrooms (except Bedroom 3 of Unit Type D3 &
Bedroom 4 of Unit Type D1, D2 & E1)
Internet SCV Cable Ready (not inclusive of subscription)
Air-conditioning Single/Multi-split air-conditioning system to Living, Dining (except Unit Type A1) and
System all
Bedrooms
PES Gate Gate at PES for Unit Types A1-P, A1a-P, A1b-P, B1-P, B1a-P, B2b-P, B2c-P,
C1-P, C1b-P, C1c-P, C1d-P, C2b-P, C3-P, C3a-P, C4a-P, D1a-P, D2-P, where
applicable.
Security and Access a) Audio Intercom System between 1
to 3
Storey Lift Lobbies / Guardhouse &
Apartment Units
b) Automatic Vehicular Access system will be provided for vehicular entrances
Floor Finishes For Residential Units :
Living, Dining, Family Area, Kitchen (Dry and/or Wet, as the Homogenous and/or ceramic and/or porcelain
case may be), Yard, Powder Room, Baths, WC, Passageway, tiles, where applicable
PES and Balcony
Bedrooms Engineered timber flooring
Floor Finishes For Retail Units :
Internal Floor Finish Concrete and/or skim coat finish and/or
homogenous tiles, where applicable.
Doors:
Residential Units a) Approved fire-rated timber doors
a) Main Entrance b) Hollow core flush timber door, where applicable
b) Bedrooms, Kitchen (Dry and/or Wet, as the case may c) Powder-coat finished aluminum framed
be), Powder Room, Baths door and/or fixed glass panel with tinted glazing and/or clear
c) Balcony and PES glass and/or frosted glass, where applicable
d) Yard and WC: d) Slide-and-fold PVC door panel, where applicable.
Retail Units a) Aluminium framed glass and/or glass door with tinted
a) Main Entrance glazing and/or clear glass,
b) Toilet where applicable.
Note: b) Slide-and-fold PVC door panel, where
Locksets and ironmongery shall be provided to doors, applicable.
where applicable.
Consultants
Interior Designer : StudioMuse Pte. Ltd
Local Architect : P&T Consultants Pte. Ltd
Landscape Architect : EcoPlan Asia Pte. Ltd
Main Contractor : Kingsford Construction Pte Ltd
M & E Consultants : United Project Consultants Pte. Ltd
 Amenities

Approx. Distance Approx. Mins Drive

Recreation
Punggol Park ~600m ~4 mins
Hougang Sports Hall ~1800m ~6 mins
Hougang Swimming Complex ~1900m ~6 mins
Shopping Centre
Hougang Mall ~1100m ~5 mins
Kang Kar Mall ~1100m ~5 mins
Supermarket
NTUC @ Hougang Mall ~1100m ~5 mins
Medical Centre
Hougang Polyclinic ~1700m ~5 mins
 Approx. Distance
MRT & Bus Interchange
Hougang MRT Station ~1300m
Hougang Bus Interchange ~1300m

Approx. Distance Approx. Mins Drive

Secondary School & Tertiary School
Serangoon Secondary School ~200m ~2 mins
Holy Innocents High School ~900m ~4 mins
North Vista Secondary School ~900m ~3 mins
Seng Kang Secondary School ~1500m ~6 mins
Montford Secondary School ~1600m ~5 mins

Linear Measurement
Primary School
Punggol Primary School ~1100m
North Vista Primary School ~1300m
North Spring Primary School ~1400m
 Research

Source: The Straits Times (09/09/2015)

http://www.straitstimes.com/singapore/transport/new-bus-service-between-hougang-and-jalan-kayu-to-be-added-on-sept-20
 Research

Source: The Straits Times (01/11/2015)

http://www.straitstimes.com/lifestyle/food/kovan-now-buzzing-with-cafes-bakeries-and-restaurants
 Research

Source: The Straits Times (21/09/2015)

http://www.straitstimes.com/singapore/park-connectors-reach-300km-at-25-year-mark
 Research

Source: The Straits Times (03/10/2015)

http://www.straitstimes.com/singapore/housing/hdb-unveils-next-gen-neighbourhood-centres-in-punggol-hougang-and-
sembawang
 Research

Source: The Straits Times (04/10/2015)

http://www.straitstimes.com/singapore/housing/hdb-to-build-4-next-gen-neighbourhood-centres
 Research

Source: URA
https://www.ura.gov.sg/uol/master-plan/view-master-plan/master-plan-2014/master-
plan/~/media/dmp2013/Planning%20Area%20Brochures/Brochure_Hougang.ashx
 Research

Source: URA
https://www.ura.gov.sg/uol/master-plan/view-master-plan/master-plan-2014/master-
plan/~/media/dmp2013/Planning%20Area%20Brochures/Brochure_Hougang.ashx
site plan
Schematic diagram
Block 64 Block 66 Block 76 Block 78
63 64 65 66 67 68 69 70
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 54 55 56 57 58 59 60 61 62
16 B1a-PH C1-PH E1-PH B2a-PH B2-PH C1c-PH C1c-PH B1-PH
16 B2c-PH C4-PH C2a-PH B1c-PH B1b-PH C1a-PH C3-PH B2b-PH 16 A1-PH A1a-PH C1b-PH C2c-PH B2a-PH B2-PH C3b-PH C2b-PH A1b-PH 16 A1b-PH D1a-PH D2a-PH B2-PH B2a-PH C2c-PH C1b-PH A1a-PH A1-PH
15 B1a C1 E1 B2a B2 C1c C1c B1
15 B2c C4 C2a B1c B1b C1a C3 B2b 15 A1 A1a C1b C2c B2a B2 C3b C2b A1b 15 A1b D1a D2a B2 B2a C2c C1b A1a A1
14 B1a C1 E1 B2a B2 C1c C1c B1
14 B2c C4 C2a B1c B1b C1a C3 B2b 14 A1 A1a C1b C2c B2a B2 C3b C2b A1b 14 A1b D1a D2a B2 B2a C2c C1b A1a A1
13 B1a C1 E1 B2a B2 C1c C1c B1
13 B2c C4 C2a B1c B1b C1a C3 B2b 13 A1 A1a C1b C2c B2a B2 C3b C2b A1b 13 A1b D1a D2a B2 B2a C2c C1b A1a A1
12 B1a C1 E1 B2a B2 C1c C1c B1
12 B2c C4 C2a B1c B1b C1a C3 B2b 12 A1 A1a C1b C2c B2a B2 C3b C2b A1b 12 A1b D1a D2a B2 B2a C2c C1b A1a A1
11 B1a C1 E1 B2a B2 C1c C1c B1
11 B2c C4 C2a B1c B1b C1a C3 B2b 11 A1 A1a C1b C2c B2a B2 C3b C2b A1b 11 A1b D1a D2a B2 B2a C2c C1b A1a A1
10 B1a C1 E1 B2a B2 C1c C1c B1
10 B2c C4 C2a B1c B1b C1a C3 B2b 10 A1 A1a C1b C2c B2a B2 C3b C2b A1b 10 A1b D1a D2a B2 B2a C2c C1b A1a A1
9 B1a C1 E1 B2a B2 C1c C1c B1
9 B2c C4 C2a B1c B1b C1a C3 B2b 9 A1 A1a C1b C2c B2a B2 C3b C2b A1b 9 A1b D1a D2a B2 B2a C2c C1b A1a A1
8 B1a C1 E1 B2a B2 C1c C1c B1
8 B2c C4 C2a B1c B1b C1a C3 B2b 8 A1 A1a C1b C2c B2a B2 C3b C2b A1b 8 A1b D1a D2a B2 B2a C2c C1b A1a A1
7 B1a C1 E1 B2a B2 C1c C1c B1
7 B2c C4 C2a B1c B1b C1a C3 B2b 7 A1 A1a C1b C2c B2a B2 C3b C2b A1b 7 A1b D1a D2a B2 B2a C2c C1b A1a A1
6 B1a C1 E1 B2a B2 C1c C1c B1
6 B2c C4 C2a B1c B1b C1a C3 B2b 6 A1 A1a C1b C2c B2a B2 C3b C2b A1b 6 A1b D1a D2a B2 B2a C2c C1b A1a A1
5 B1a C1 E1 B2a B2 C1c C1c B1
5 B2c C4 C2a B1c B1b C1a C3 B2b 5 A1 A1a C1b C2c B2a B2 C3b C2b A1b 5 A1b D1a D2a B2 B2a C2c C1b A1a A1
4 B1a C1 E1 B2a B2 C1c C1c B1
4 B2c C4 C2a B1c B1b C1a C3 B2b 4 A1 A1a C1b C2c B2a B2 C3b C2b A1b 4 A1b D1a D2a B2 B2a C2c C1b A1a A1
3 B1a-P C1-P E1 B2a B2 C1c C1c-P B1-P
3 B2c-P B1c B1b C1a C3-P B2b-P 3 A1-P A1a-P C1b-P C2c B2a B2 C3b C2b-P A1b-P 3 A1b-P D1a-P D2a B2 B2a C2c C1b-P A1a-P A1-P
2 E1a B2a B2 C1c
2 B1c-P B1b-P C1a-P 2 C2c B2a B2 B2d 2 D2b B2 B2a C2c
1 E1a-P B2a-P B2-P C1c-P
1 1 C2c-P B2a-P B2-P B2d-P 1 D2b-P B2-P B2a-P C2c-P

Block 68 Block 70 Block 80 STRATA TERRACE

18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 71 72 73 74 75 76 77 78 52 54 56 58 60 62
16 A1b-PH C3a-PH C3c-PH B2-PH B2a-PH C2c-PH C1d-PH A1a-PH A1-PH 16 A1-PH A1a-PH C1b-PH C2c-PH B2a-PH B2-PH C2-PH C2b-PH A1b-PH 16 B1a-PH C4a-PH D3a-PH B2a-PH B2-PH D3-PH C1c-PH B1-PH 1a 1 1 1 1 1a
15 A1b C3a C3c B2 B2a C2c C1d A1a A1 15 A1 A1a C1b C2c B2a B2 C2 C2b A1b 15 B1a C4a D3a B2a B2 D3 C1c B1
14 A1b C3a C3c B2 B2a C2c C1d A1a A1 14 A1 A1a C1b C2c B2a B2 C2 C2b A1b 14 B1a C4a D3a B2a B2 D3 C1c B1
13 A1b C3a C3c B2 B2a C2c C1d A1a A1 13 A1 A1a C1b C2c B2a B2 C2 C2b A1b 13 B1a C4a D3a B2a B2 D3 C1c B1
12 A1b C3a C3c B2 B2a C2c C1d A1a A1 12 A1 A1a C1b C2c B2a B2 C2 C2b A1b 12 B1a C4a D3a B2a B2 D3 C1c B1 STRATA SEMI-DETACHED
11 A1b C3a C3c B2 B2a C2c C1d A1a A1 11 A1 A1a C1b C2c B2a B2 C2 C2b A1b 11 B1a C4a D3a B2a B2 D3 C1c B1 82 84
10 A1b C3a C3c B2 B2a C2c C1d A1a A1 10 A1 A1a C1b C2c B2a B2 C2 C2b A1b 10 B1a C4a D3a B2a B2 D3 C1c B1 2 3
9 A1b C3a C3c B2 B2a C2c C1d A1a A1 9 A1 A1a C1b C2c B2a B2 C2 C2b A1b 9 B1a C4a D3a B2a B2 D3 C1c B1
8 A1b C3a C3c B2 B2a C2c C1d A1a A1 8 A1 A1a C1b C2c B2a B2 C2 C2b A1b 8 B1a C4a D3a B2a B2 D3 C1c B1
7 A1b C3a C3c B2 B2a C2c C1d A1a A1 7 A1 A1a C1b C2c B2a B2 C2 C2b A1b 7 B1a C4a D3a B2a B2 D3 C1c B1
6 A1b C3a C3c B2 B2a C2c C1d A1a A1 6 A1 A1a C1b C2c B2a B2 C2 C2b A1b 6 B1a C4a D3a B2a B2 D3 C1c B1 SHOPS
5 A1b C3a C3c B2 B2a C2c C1d A1a A1 5 A1 A1a C1b C2c B2a B2 C2 C2b A1b 5 B1a C4a D3a B2a B2 D3 C1c B1
50 50 50 50 50 50
4 A1b C3a C3c B2 B2a C2c C1d A1a A1 4 A1 A1a C1b C2c B2a B2 C2 C2b A1b 4 B1a C4a D3a B2a B2 D3 C1c B1
1a 1 1 1 1 1a
3 A1b-P C3a-P C3c B2 B2a C2c C1d-P A1a-P A1-P 3 A1-P A1a-P C1b-P C2c B2a B2 C2 C2b-P A1b-P 3 B1a-P C4a-P D3a B2a B2 D3 C1c-P B1-P
2 C3d B2 B2a C2c 2 C2c B2a B2 C2 2 D3a B2a B2 D3
1 C3d-P B2-P B2a-P C2c-P 1 C2c-P B2a-P B2-P C2-P 1 D3a-P B2a-P B2-P D3-P

Block 72 Block 74 LEGEND:

36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 1BR 5BR
16 A1b-PH D2-PH D1-PH B2-PH B2a-PH C2c-PH C1b-PH A1a-PH A1-PH 16 A1-PH A1a-PH C1b-PH C2c-PH B2a-PH B2-PH C3b-PH C2b-PH A1b-PH
2BR STRATA TERRACE
15 A1b D2 D1 B2 B2a C2c C1b A1a A1 15 A1 A1a C1b C2c B2a B2 C3b C2b A1b
14 A1b D2 D1 B2 B2a C2c C1b A1a A1 14 A1 A1a C1b C2c B2a B2 C3b C2b A1b 3BR STRATA SEMI-DETACHED
13 A1b D2 D1 B2 B2a C2c C1b A1a A1 13 A1 A1a C1b C2c B2a B2 C3b C2b A1b
3BR-DK SHOPS
12 A1b D2 D1 B2 B2a C2c C1b A1a A1 12 A1 A1a C1b C2c B2a B2 C3b C2b A1b
11 A1b D2 D1 B2 B2a C2c C1b A1a A1 11 A1 A1a C1b C2c B2a B2 C3b C2b A1b 4BR
10 A1b D2 D1 B2 B2a C2c C1b A1a A1 10 A1 A1a C1b C2c B2a B2 C3b C2b A1b
9 A1b D2 D1 B2 B2a C2c C1b A1a A1 9 A1 A1a C1b C2c B2a B2 C3b C2b A1b
8 A1b D2 D1 B2 B2a C2c C1b A1a A1 8 A1 A1a C1b C2c B2a B2 C3b C2b A1b
7 A1b D2 D1 B2 B2a C2c C1b A1a A1 7 A1 A1a C1b C2c B2a B2 C3b C2b A1b BLK 50 BLK 80 72 82
84
strata
6 7 2 3 4 5 6 7

6 A1b D2 D1 B2 B2a C2c C1b A1a A1 6 A1 A1a C1b C2c B2a B2 C3b C2b A1b 5 71 73
semi-detached
8
BLK 78 78 house
4 1
BLK 64 77
74

5 A1b D2 D1 B2 B2a C2c C1b A1a A1 5 A1 A1a C1b C2c B2a B2 C3b C2b A1b 3
2 BLK 66 BLK 68 BLK 74
BLK 76
69 70 63 64
76
75

BLK 70 BLK 72 55
4 A1b D2 D1 B2 B2a C2c C1b A1a A1 4 A1 A1a C1b C2c B2a B2 C3b C2b A1b 16 54 65
17 9 10 61 62
11 60 67 66
24 25 26 18 19 52 53 45 46 47 68
52 54 56 58 60 62 34 35 27 28 29 42 43 44 36 37
56
15
3 A1b-P D2-P D1 B2 B2a C2c C1b-P A1a-P A1-P 3 A1-P A1a-P C1b-P C2c B2a B2 C3b C2b-P A1b-P 14 58 57
13 12 59
23 51 49 48
22 21 20 33 30 38 50
32 31 41 40 39

N
2 D1b B2 B2a C2c 2 C2c B2a B2 C3e strata
terrace house Key Plan
1 D1b-P B2-P B2a-P C2c-P 1 C2c-P B2a-P B2-P C3e-P