HERON BAY
District 19 · UPPER SERANGOON VIEW
Overview
HERON BAY is a 99-year leasehold condominium in District 19, Singapore, completed in 2016 with 394 units. The average transacted price is $1,110/sqft based on 238 recorded transactions. Nearby MRT: KANGKAR LRT STATION, RANGGUNG LRT STATION, HOUGANG MRT STATION.
Price Trends
HERON BAY
Property Summary
Nearby Transport
- KANGKAR LRT STATIONExit B1.10 km • 13 min walk
- RANGGUNG LRT STATIONExit A1.44 km • 17 min walk
- HOUGANG MRT STATIONExit B1.59 km • 19 min walk
Nearby Transport
Nearby Transport
- KANGKAR LRT STATIONExit B1.10 km • 13 min walk
- RANGGUNG LRT STATIONExit A1.44 km • 17 min walk
- HOUGANG MRT STATIONExit B1.59 km • 19 min walk
Nearby Schools
Nearby Schools
- SERANGOON SECONDARY SCHOOLSECONDARY0.22 km away
- CHIJ OUR LADY OF THE NATIVITYPRIMARY0.74 km away
- NORTH VISTA SECONDARY SCHOOLSECONDARY0.76 km away
- HOLY INNOCENTS' HIGH SCHOOLSECONDARY0.95 km away
- PUNGGOL PRIMARY SCHOOLPRIMARY1.03 km away
Nearby Supermarkets
Nearby Supermarkets
- FAIRPRICE0.24 km away•NTUC FAIRPRICE CO-OPERATIVE LTD
- DANISHA TRADING0.24 km away•DANISHA TRADING PTE. LTD.
- COLD STORAGE1.47 km away•COLD STORAGE SINGAPORE (1983) PTE LTD
- CHOP AH TAT MINI SUPERMARKET2.16 km away•TAN CHUAN BOON
Property Analysis
AI-generated analysis based on available market data. Last updated 18 March 2026. This content is for informational purposes only and should not be considered financial advice.
Financial Breakdown
Estimated costs based on median transaction price
Eligibility Check
Estimate stamp duty based on your buyer profile
Neighbourhood Amenities
Transport
3- KANGKAR LRT STATION
- RANGGUNG LRT STATION
- HOUGANG MRT STATION
Education
15- SERANGOON SECONDARY SCHOOL
- CHIJ OUR LADY OF THE NATIVITY
- NORTH VISTA SECONDARY SCHOOL
- +12 more nearby
Convenience
10- FAIRPRICE
- DANISHA TRADING
- COLD STORAGE
- +7 more nearby
Rental Yield
Insufficient data to calculate rental yield. Sale or rental transaction data is not yet available for this property.
Recent Transactions
(238 of 238)| Date | Project Name | Address | Size (sqm) | Price | PSF | Floor | Type | Segment | District | Tenure |
|---|---|---|---|---|---|---|---|---|---|---|
| 2025-12 | HERON BAY | UPPER SERANGOON VIEW | 140 sqm (1507 sqft) | $2,180,000 | $1447/sqft | 06-10 | Executive Condominium | OCR | 19 | 99 yrs lease commencing from 2012 (85 yrs remaining) |
| 2025-12 | HERON BAY | UPPER SERANGOON VIEW | 119 sqm (1281 sqft) | $1,850,000 | $1444/sqft | 11-15 | Executive Condominium | OCR | 19 | 99 yrs lease commencing from 2012 (85 yrs remaining) |
| 2025-11 | HERON BAY | UPPER SERANGOON VIEW | 139 sqm (1496 sqft) | $2,330,000 | $1557/sqft | 11-15 | Executive Condominium | OCR | 19 | 99 yrs lease commencing from 2012 (85 yrs remaining) |
| 2025-10 | HERON BAY | UPPER SERANGOON VIEW | 119 sqm (1281 sqft) | $1,908,000 | $1490/sqft | 06-10 | Executive Condominium | OCR | 19 | 99 yrs lease commencing from 2012 (85 yrs remaining) |
| 2025-10 | HERON BAY | UPPER SERANGOON VIEW | 119 sqm (1281 sqft) | $1,800,000 | $1405/sqft | 11-15 | Executive Condominium | OCR | 19 | 99 yrs lease commencing from 2012 (85 yrs remaining) |
| 2025-09 | HERON BAY | UPPER SERANGOON VIEW | 96 sqm (1033 sqft) | $1,456,000 | $1409/sqft | 06-10 | Executive Condominium | OCR | 19 | 99 yrs lease commencing from 2012 (85 yrs remaining) |
| 2025-09 | HERON BAY | UPPER SERANGOON VIEW | 95 sqm (1023 sqft) | $1,430,000 | $1398/sqft | 16-20 | Executive Condominium | OCR | 19 | 99 yrs lease commencing from 2012 (85 yrs remaining) |
| 2025-09 | HERON BAY | UPPER SERANGOON VIEW | 95 sqm (1023 sqft) | $1,388,000 | $1357/sqft | 06-10 | Executive Condominium | OCR | 19 | 99 yrs lease commencing from 2012 (85 yrs remaining) |
| 2025-09 | HERON BAY | UPPER SERANGOON VIEW | 96 sqm (1033 sqft) | $1,350,000 | $1306/sqft | 06-10 | Executive Condominium | OCR | 19 | 99 yrs lease commencing from 2012 (85 yrs remaining) |
| 2025-08 | HERON BAY | UPPER SERANGOON VIEW | 114 sqm (1227 sqft) | $1,600,000 | $1304/sqft | 06-10 | Executive Condominium | OCR | 19 | 99 yrs lease commencing from 2012 (85 yrs remaining) |
| 2025-08 | HERON BAY | UPPER SERANGOON VIEW | 95 sqm (1023 sqft) | $1,375,000 | $1345/sqft | 11-15 | Executive Condominium | OCR | 19 | 99 yrs lease commencing from 2012 (85 yrs remaining) |
| 2025-08 | HERON BAY | UPPER SERANGOON VIEW | 140 sqm (1507 sqft) | $2,250,000 | $1493/sqft | 16-20 | Executive Condominium | OCR | 19 | 99 yrs lease commencing from 2012 (85 yrs remaining) |
| 2025-07 | HERON BAY | UPPER SERANGOON VIEW | 129 sqm (1389 sqft) | $1,925,000 | $1386/sqft | 11-15 | Executive Condominium | OCR | 19 | 99 yrs lease commencing from 2012 (85 yrs remaining) |
| 2025-07 | HERON BAY | UPPER SERANGOON VIEW | 96 sqm (1033 sqft) | $1,370,000 | $1326/sqft | 06-10 | Executive Condominium | OCR | 19 | 99 yrs lease commencing from 2012 (85 yrs remaining) |
| 2025-07 | HERON BAY | UPPER SERANGOON VIEW | 129 sqm (1389 sqft) | $1,930,000 | $1390/sqft | 16-20 | Executive Condominium | OCR | 19 | 99 yrs lease commencing from 2012 (85 yrs remaining) |
| 2025-06 | HERON BAY | UPPER SERANGOON VIEW | 95 sqm (1023 sqft) | $1,380,000 | $1350/sqft | 11-15 | Executive Condominium | OCR | 19 | 99 yrs lease commencing from 2012 (85 yrs remaining) |
| 2025-06 | HERON BAY | UPPER SERANGOON VIEW | 95 sqm (1023 sqft) | $1,400,000 | $1369/sqft | 11-15 | Executive Condominium | OCR | 19 | 99 yrs lease commencing from 2012 (85 yrs remaining) |
| 2025-06 | HERON BAY | UPPER SERANGOON VIEW | 114 sqm (1227 sqft) | $1,628,000 | $1327/sqft | 16-20 | Executive Condominium | OCR | 19 | 99 yrs lease commencing from 2012 (85 yrs remaining) |
| 2025-06 | HERON BAY | UPPER SERANGOON VIEW | 85 sqm (915 sqft) | $1,100,000 | $1202/sqft | 01-05 | Executive Condominium | OCR | 19 | 99 yrs lease commencing from 2012 (85 yrs remaining) |
| 2025-05 | HERON BAY | UPPER SERANGOON VIEW | 129 sqm (1389 sqft) | $1,905,888 | $1373/sqft | 06-10 | Executive Condominium | OCR | 19 | 99 yrs lease commencing from 2012 (85 yrs remaining) |
Showing 1 to 20 of 238 results
Market Statistics
Frequently Asked Questions
What is the tenure and location of Heron Bay?
Heron Bay is a 99-year leasehold Executive Condominium situated in District 19, which encompasses the Serangoon and Hougang areas. The lease for this development commenced in 2012.
What are the recent transacted prices for larger units at Heron Bay?
In late 2025, a 1,507 square foot unit transacted for $2,180,000 ($1,447 psf), while a 1,496 square foot unit sold for $2,330,000 ($1,557 psf). These transactions represent the upper end of the recorded PSF range for the project.
How many transactions have been recorded for this development?
There have been a total of 238 transactions recorded for Heron Bay. The overall PSF range for these transactions is between $1,306 and $1,557.
What is the median price and PSF for Heron Bay?
The median price for the development is $1,628,000. On a per square foot basis, the median price is $1,051.211.
What is the price range for a 1,281 square foot unit?
Based on transactions from October to December 2025, 1,281 square foot units sold for prices between $1,800,000 and $1,908,000. This equates to a price range of $1,405 psf to $1,490 psf for that specific unit size.
How do recent transaction prices compare to the project median?
Recent transactions in late 2025 show unit rates between $1,405 psf and $1,557 psf, which are higher than the project's overall median of $1,051.211 psf. This indicates that current market prices for these specific units are trending above the historical median.
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