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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

Price Data (SGD)

HERON BAY

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Property Summary

Location
Upper Serangoon View, District 19
Tenure
99-year leasehold (from 2012)
Units
394
Completion
2015 (TOP: Oct 2015)
Developer
Serangoon EC Pte Ltd (Jointly developed by Ho Lee Group, Evia Real Estate, See Hup Seng, CNH Investment)
Floors/Blocks
6 blocks, 16 & 17 storeys
Site Area
12,392.2 sqm / 133,389 sqft
Information is subject to change and should be verified independently.
Available in multiple languages

Nearby Transport

  • KANGKAR LRT STATION
    Exit B1.10 km • 13 min walk
  • RANGGUNG LRT STATION
    Exit A1.44 km • 17 min walk
  • HOUGANG MRT STATION
    Exit B1.59 km • 19 min walk

Nearby Transport

Nearby Transport

  • KANGKAR LRT STATION
    Exit B1.10 km • 13 min walk
  • RANGGUNG LRT STATION
    Exit A1.44 km • 17 min walk
  • HOUGANG MRT STATION
    Exit B1.59 km • 19 min walk

Nearby Schools

Nearby Schools

  • SERANGOON SECONDARY SCHOOL
    SECONDARY0.22 km away
  • CHIJ OUR LADY OF THE NATIVITY
    PRIMARY0.74 km away
  • NORTH VISTA SECONDARY SCHOOL
    SECONDARY0.76 km away
  • HOLY INNOCENTS' HIGH SCHOOL
    SECONDARY0.95 km away
  • PUNGGOL PRIMARY SCHOOL
    PRIMARY1.03 km away

Nearby Supermarkets

Nearby Supermarkets

  • FAIRPRICE
    0.24 km away•NTUC FAIRPRICE CO-OPERATIVE LTD
  • DANISHA TRADING
    0.24 km away•DANISHA TRADING PTE. LTD.
  • COLD STORAGE
    1.47 km away•COLD STORAGE SINGAPORE (1983) PTE LTD
  • CHOP AH TAT MINI SUPERMARKET
    2.16 km away•TAN CHUAN BOON

Property Analysis

Heron Bay is a 99-year leasehold Executive Condominium located in District 19 (Serangoon, Hougang) with the lease commencing from 2012. The project features a median transaction price of $1,628,000 and a median unit price of $1,051.211 per square foot.

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

Median Price
$1,335,000
Buyer's Stamp Duty
$51,000
Down Payment (25%)
$407,000
Est. Monthly Payment
$6,113/mo
25-year loan at 3.5%

Eligibility Check

Estimate stamp duty based on your buyer profile

ABSD Rate
0%
ABSD Amount
$0
BSD Amount
$51,000
Total Stamp Duty
$51,000
Estimated Monthly Payment
$6,113/mo

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)
DateProject NameAddressSize (sqm)PricePSFFloorTypeSegmentDistrictTenure
2025-12HERON BAYUPPER SERANGOON VIEW140 sqm (1507 sqft)$2,180,000$1447/sqft06-10Executive CondominiumOCR1999 yrs lease commencing from 2012 (85 yrs remaining)
2025-12HERON BAYUPPER SERANGOON VIEW119 sqm (1281 sqft)$1,850,000$1444/sqft11-15Executive CondominiumOCR1999 yrs lease commencing from 2012 (85 yrs remaining)
2025-11HERON BAYUPPER SERANGOON VIEW139 sqm (1496 sqft)$2,330,000$1557/sqft11-15Executive CondominiumOCR1999 yrs lease commencing from 2012 (85 yrs remaining)
2025-10HERON BAYUPPER SERANGOON VIEW119 sqm (1281 sqft)$1,908,000$1490/sqft06-10Executive CondominiumOCR1999 yrs lease commencing from 2012 (85 yrs remaining)
2025-10HERON BAYUPPER SERANGOON VIEW119 sqm (1281 sqft)$1,800,000$1405/sqft11-15Executive CondominiumOCR1999 yrs lease commencing from 2012 (85 yrs remaining)
2025-09HERON BAYUPPER SERANGOON VIEW96 sqm (1033 sqft)$1,456,000$1409/sqft06-10Executive CondominiumOCR1999 yrs lease commencing from 2012 (85 yrs remaining)
2025-09HERON BAYUPPER SERANGOON VIEW95 sqm (1023 sqft)$1,430,000$1398/sqft16-20Executive CondominiumOCR1999 yrs lease commencing from 2012 (85 yrs remaining)
2025-09HERON BAYUPPER SERANGOON VIEW95 sqm (1023 sqft)$1,388,000$1357/sqft06-10Executive CondominiumOCR1999 yrs lease commencing from 2012 (85 yrs remaining)
2025-09HERON BAYUPPER SERANGOON VIEW96 sqm (1033 sqft)$1,350,000$1306/sqft06-10Executive CondominiumOCR1999 yrs lease commencing from 2012 (85 yrs remaining)
2025-08HERON BAYUPPER SERANGOON VIEW114 sqm (1227 sqft)$1,600,000$1304/sqft06-10Executive CondominiumOCR1999 yrs lease commencing from 2012 (85 yrs remaining)
2025-08HERON BAYUPPER SERANGOON VIEW95 sqm (1023 sqft)$1,375,000$1345/sqft11-15Executive CondominiumOCR1999 yrs lease commencing from 2012 (85 yrs remaining)
2025-08HERON BAYUPPER SERANGOON VIEW140 sqm (1507 sqft)$2,250,000$1493/sqft16-20Executive CondominiumOCR1999 yrs lease commencing from 2012 (85 yrs remaining)
2025-07HERON BAYUPPER SERANGOON VIEW129 sqm (1389 sqft)$1,925,000$1386/sqft11-15Executive CondominiumOCR1999 yrs lease commencing from 2012 (85 yrs remaining)
2025-07HERON BAYUPPER SERANGOON VIEW96 sqm (1033 sqft)$1,370,000$1326/sqft06-10Executive CondominiumOCR1999 yrs lease commencing from 2012 (85 yrs remaining)
2025-07HERON BAYUPPER SERANGOON VIEW129 sqm (1389 sqft)$1,930,000$1390/sqft16-20Executive CondominiumOCR1999 yrs lease commencing from 2012 (85 yrs remaining)
2025-06HERON BAYUPPER SERANGOON VIEW95 sqm (1023 sqft)$1,380,000$1350/sqft11-15Executive CondominiumOCR1999 yrs lease commencing from 2012 (85 yrs remaining)
2025-06HERON BAYUPPER SERANGOON VIEW95 sqm (1023 sqft)$1,400,000$1369/sqft11-15Executive CondominiumOCR1999 yrs lease commencing from 2012 (85 yrs remaining)
2025-06HERON BAYUPPER SERANGOON VIEW114 sqm (1227 sqft)$1,628,000$1327/sqft16-20Executive CondominiumOCR1999 yrs lease commencing from 2012 (85 yrs remaining)
2025-06HERON BAYUPPER SERANGOON VIEW85 sqm (915 sqft)$1,100,000$1202/sqft01-05Executive CondominiumOCR1999 yrs lease commencing from 2012 (85 yrs remaining)
2025-05HERON BAYUPPER SERANGOON VIEW129 sqm (1389 sqft)$1,905,888$1373/sqft06-10Executive CondominiumOCR1999 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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Slight uptrend+8.5% over period
2 years change:+8.5% ($1332 → $1445)
Median PSF:$1332/sqft