Heron Bay
Heron Bay is a 99-year executive condominium in District 19 (Hougang) that obtained TOP in 2015, with 394 units across 7 blocks. Units have recently transacted around S$1.70M (S$1,405 psf), from 625 sales on record. There are 47 units for sale from S$1.13M to S$3.30M. The lease has approximately 85 years remaining.
What are the key facts about Heron Bay?
Heron Bay is a 99-year executive condominium in District 19 (Hougang) that obtained TOP in 2015, with 394 units across 7 blocks.
- Tenure
- 99-year
- TOP / Completion
- 2015
- Developer
- SERANGOON EC PTE LTD
- Total units
- 394
- Blocks
- 7
- District / Area
- District 19 (Hougang)
- Market segment
- OCR
- Median PSF
- S$1,405 psf
- Last transacted
- May 2026
- Remaining lease
- ≈ 85 years
What is the price and PSF at Heron Bay?
Units have recently transacted around S$1.70M (S$1,405 psf), at a gross rental yield of about 2.2% (URA caveat data).
Recent median price
S$1.70M
recent · 625 sales on record
Median PSF
S$1,405 psf
recent transactions
Median rent (monthly)
S$3,163
116 rentals on record
Gross rental yield
2.2%
indicative, gross
Units currently for sale are asking a median of S$1,458 psf — about 4% above the most recent transacted PSF.
Source: URA caveat data, through May 2026.
What has recently sold at Heron Bay?
Heron Bay has 625 recorded sales; the most recent transacted at S$1,415,000 in May 2026 (URA caveat data).
| Date | Price | Size (sqft) | PSF |
|---|---|---|---|
| May 2026 | S$1,415,000 | 1,033 | S$1,369 psf |
| May 2026 | S$1,150,000 | 775 | S$1,484 psf |
| Apr 2026 | S$1,450,000 | 1,033 | S$1,403 psf |
| Apr 2026 | S$1,385,000 | 1,033 | S$1,340 psf |
| Mar 2026 | S$1,696,000 | 1,281 | S$1,324 psf |
| Feb 2026 | S$1,538,888 | 1,259 | S$1,222 psf |
| Jan 2026 | S$1,838,000 | 1,281 | S$1,435 psf |
| Dec 2025 | S$2,180,000 | 1,507 | S$1,447 psf |
| Dec 2025 | S$1,850,000 | 1,281 | S$1,444 psf |
| Nov 2025 | S$2,330,000 | 1,496 | S$1,557 psf |
| Oct 2025 | S$1,800,000 | 1,281 | S$1,405 psf |
| Oct 2025 | S$1,908,000 | 1,281 | S$1,490 psf |
625 sales and 116 rentals on record since Oct 2012. Source: URA.
What bedroom types are available at Heron Bay?
Heron Bay has 47 units listed for sale, spanning 2–5-bedroom layouts.
Based on units currently listed for sale.
| Bedrooms | For sale | Price range | Median PSF |
|---|---|---|---|
| 2-bedroom | 1 | S$1.13M–S$1.13M | S$1,458 psf |
| 3-bedroom | 8 | S$1.48M–S$1.95M | S$1,447 psf |
| 4-bedroom | 33 | S$1.80M–S$3.30M | S$1,476 psf |
| 5-bedroom | 5 | S$2.30M–S$3.30M | S$1,537 psf |
Where is Heron Bay and what's nearby?
Heron Bay is located in Hougang, in the North-East Region of Singapore.
Heron Bay is a 99-year executive condominium completed in 2015. It was developed by SERANGOON EC PTE LTD. The development has 394 residential units. It sits on a land area of 12,399 sqm and has a gross floor area of 43,397 sqm. The plot ratio is 3.5.
HERON BAY is located at 63 Upper Serangoon View, Singapore 534014. It is part of District 19, Serangoon Garden / Hougang / Punggol, Hougang. The project falls within the North-East Region and the OCR market segment.
The nearest rail connection is Kangkar LRT, approximately 865m away, around 14 minutes on foot. Nearby amenities include Hougang Mall for shopping, NTUC Fairprice Co-operative Ltd for groceries, and Punggol Pk for greenery and recreation.
How far is Heron Bay from MRT and schools?
The nearest MRT/LRT to Heron Bay is Kangkar LRT, about 865 m away (~14 min walk). 5 schools are within 1 km, including 2 primary schools.
Getting around
- Kangkar LRT865 m · ~14 min
Schools nearby
Homes within 1 km of a primary school qualify for Primary 1 (P1) registration priority.
- Serangoon Secondary SchoolSecondary schoolwithin 1 km211 m
- North Vista Secondary SchoolSecondary schoolwithin 1 km702 m
- Chij Our Lady Of The NativityPrimary schoolwithin 1 km · P1 priority703 m
- Holy Innocents' High SchoolSecondary schoolwithin 1 km917 m
- Punggol Primary SchoolPrimary schoolwithin 1 km · P1 priority979 m
- North Vista Primary SchoolPrimary school1.1 km
- North Spring Primary SchoolPrimary school1.2 km
- Seng Kang Secondary SchoolSecondary school1.3 km
Shops, food & parks
Straight-line distances from the development. Source: PropKaki amenities data.
What does it cost to own a unit at Heron Bay?
Buying a unit at Heron Bay (~S$1.70M) needs about S$12,415/mo in income and S$5,712/mo in repayments, after S$54,400 stamp duty and a S$424k downpayment.
Illustrative, for a Singapore Citizen buying a unit at the recent median price (S$1.70M) as their first home — 25% down, 30-year loan at 3.5% p.a. Rates as of May 2026. Run it for your own profile →
Buyer's Stamp Duty
S$54,400
BSD, tiered
Downpayment (25%)
S$424k
cash + CPF
Monthly instalment
S$5,712/mo
30y @ 3.5%
Income required
S$12,415/mo
TDSR @ stress rate
Frequently asked questions about Heron Bay
What is the price at Heron Bay?⌄
Units at Heron Bay have recently transacted around S$1.70M (S$1,405 psf), from 625 sales on record (URA caveat data).
What is the PSF at Heron Bay?⌄
Units for sale at Heron Bay are asking a median of about S$1,458 psf.
Is Heron Bay freehold or leasehold?⌄
Heron Bay is 99-year, with approximately 85 years remaining on the lease.
When was Heron Bay built?⌄
Heron Bay obtained TOP in 2015, developed by SERANGOON EC PTE LTD.
How many units are for sale at Heron Bay?⌄
There are 47 units for sale at Heron Bay, from S$1.13M to S$3.30M.
What is the rental yield at Heron Bay?⌄
Gross rental yield at Heron Bay is about 2.2%, based on median current rents and prices.
How many units are in Heron Bay?⌄
Heron Bay has 394 units across 7 blocks.
What is the nearest MRT to Heron Bay?⌄
The nearest MRT/LRT station to Heron Bay is Kangkar LRT, about 865 m away (~14 min walk).
Which primary schools are within 1 km of Heron Bay?⌄
Chij Our Lady Of The Nativity, Punggol Primary School are within 1 km of Heron Bay — homes within 1 km of a primary school qualify for Primary 1 (P1) registration priority.
