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. Across 631 transactions on record, units have recently transacted around S$1.48M (S$1,413 psf, ~1,033 sqft). There are 63 units for sale from S$1.38M to S$3.30M. The lease has approximately 85 years remaining.
| Tenure | 99-year leasehold from 2012 (≈85 years left) |
|---|---|
| TOP year | 2015 |
| Developer | SERANGOON EC PTE LTD |
| Units | 394 in 7 blocks |
| District and area | District 19 · Hougang · OCR |
| Nearest MRT | Kangkar LRT, 865 m (~14 min walk) |
| Latest median psf | S$1,413 psf, last 12 URA caveats to Oct 2026 |
What's for sale and for rent at Heron Bay?
Heron Bay has 63 units listed for sale, asking S$1.38M to S$3.30M (median S$1,436 psf), and 22 units for rent at a median of S$2,300 a month.
For sale
63 listings
S$1.38M – S$3.30M
For rent
22 listings
S$1,300 – S$4,200 a month
| Bedrooms | For sale | Asking price | Median PSF |
|---|---|---|---|
| 3-bedroom | 14 | S$1.38M–S$3.00M | S$1,336 psf |
| 4-bedroom | 49 | S$1.80M–S$3.30M | S$1,436 psf |
Asking prices of units currently listed on property portals, not transacted prices.
What are the floor plans and unit sizes at Heron Bay?
PropKaki has 30 layouts on record for Heron Bay, from 2 to 5 bedrooms (775 sqft to 2,841 sqft).
| Bedrooms | Layouts | Sizes |
|---|---|---|
| 2 Bedroom | 2 | 775 to 915 sq ft |
| 3 Bedroom | 13 | 1,023 to 2,002 sq ft |
| 4 Bedroom | 9 | 1,281 to 2,583 sq ft |
| 5 Bedroom | 6 | 1,496 to 2,841 sq ft |
PropKaki holds 28 floor plans for Heron Bay.
See Heron Bay's floor plans — ask PropKaki.
Ask PropKakisqm ↔ sq ft converterLayouts digitised from developer brochures.
What is the price and PSF at Heron Bay?
Units have recently transacted around S$1.48M (S$1,413 psf), at a gross rental yield of about 2.7% (URA caveat data).
Recent median price
S$1.48M
recent · 631 sales on record
Median PSF
S$1,413 psf
recent transactions
Median rent (monthly)
S$3,300
122 rentals on record
Gross rental yield
2.7%
indicative, gross
Units currently for sale are asking a median of S$1,436 psf.
Source: URA caveat data, through Oct 2026.
What has recently sold at Heron Bay?
Heron Bay has 631 recorded sales; the most recent transacted at S$1,480,000 in Oct 2026 (URA caveat data).
| Date | Price | Size (sqft) | PSF |
|---|---|---|---|
| Oct 2026 | S$1,480,000 | 1,033 | S$1,432 psf |
| Sept 2026 | S$1,868,000 | 1,281 | S$1,458 psf |
| Jul 2026 | S$2,088,888 | 1,389 | S$1,504 psf |
| Jul 2026 | S$1,460,000 | 1,033 | S$1,413 psf |
| Jun 2026 | S$2,380,000 | 1,507 | S$1,579 psf |
| Jun 2026 | S$1,500,000 | 1,023 | S$1,467 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 |
631 sales and 122 rentals on record since Oct 2012. Source: URA.
Are prices at Heron Bay rising?
The median transacted PSF at Heron Bay has risen 84% over the past 12 years (2014–2026), from S$778 psf to S$1,432 psf (URA caveats).
| Year | Median PSF | Median price | Sales | YoY |
|---|---|---|---|---|
| 2026 | S$1,432 psf | S$1.50M | 13 | +4.8% |
| 2025 | S$1,366 psf | S$1.60M | 32 | +4.8% |
| 2024 | S$1,304 psf | S$1.62M | 42 | +4.1% |
| 2023 | S$1,253 psf | S$1.52M | 22 | +16.3% |
| 2022 | S$1,077 psf | S$1.30M | 31 | +14.6% |
| 2021 | S$940 psf | S$1.21M | 82 | +0.3% |
| 2020 | S$937 psf | S$1.11M | 30 | +4.1% |
| 2019 | S$900 psf | S$920k | 2 | +6.8% |
| 2018 | S$843 psf | S$862k | 2 | +8.4% |
| 2014 | S$778 psf | S$927k | 6 | — |
Yearly median transacted PSF and price; years with at least 2 recorded sales. Source: URA caveat data.
Is Heron Bay a good investment?
Of 248 units at Heron Bay that were bought and later resold (bought from 2012, resold up to 2026), 100% sold for more than they were bought for, with a median gain of 39% over a median 8.5-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 2.7%. Past resale results don't predict future returns, and this is not financial advice.
Sold for more than bought
100%
of 248 resales here
Median gain
39%
gross, before costs
Median hold
8.5 years
bought to resold
Every unit at Heron Bay with a purchase and a later resale on record, matched from URA caveats. Check the odds for your unit size and holding period →
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.
Who built Heron Bay and how big is the development?
Heron Bay was developed by SERANGOON EC PTE LTD, designed by SURBANA INTERNATIONAL CONSULTANTS PTE LTD, with 394 units over up to 17 storeys.
- Developer
- SERANGOON EC PTE LTD
- Architect
- SURBANA INTERNATIONAL CONSULTANTS PTE LTD
- Main contractor
- WEE POH CONSTRUCTION CO (PTE) LTD
- Floors
- 17 storeys
- Blocks
- 7
- Land area
- 12,399 sqm (133,462 sqft)
- Gross floor area
- 43,397 sqm (467,121 sqft)
- Plot ratio
- 3.50
What does it cost to own a unit at Heron Bay?
Buying a unit at Heron Bay (~S$1.48M) needs about S$10,834/mo in income and S$4,984/mo in repayments, after S$43,800 stamp duty and a S$370k downpayment.
Illustrative, for a Singapore Citizen buying a unit at the recent median price (S$1.48M) 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$43,800
BSD, tiered
Downpayment (25%)
S$370k
cash + CPF
Monthly instalment
S$4,984/mo
30y @ 3.5%
Income required
S$10,834/mo
TDSR @ stress rate
How many property agents are active around Heron Bay?
11,875 CEA-registered agents closed at least one recorded deal in District 19 — where Heron Bay sits — in the last 12 months, across all property types.
Active agents · 12mo
11,875
District 19 · closed ≥1 deal
Deals on record
74,158
all-time · all property types
Source: CEA public transaction records, attributed to District 19 across HDB, condo and landed (agent activity isn't published at project level). Browse the agent directory or compare every market segment.
Thinking about Heron Bay? Ask before you commit.
A fair-value read, recent comps and what a unit really costs — from Heron Bay's own transactions.
PropKakiRecent units at Heron Bay sold close to their fair value — solid, no obvious overpay.
Frequently asked questions about Heron Bay
Is Heron Bay freehold?⌄
No. Heron Bay is on a 99-year lease that started in 2012, with about 85 years left.
How old is Heron Bay?⌄
Heron Bay was completed (obtained TOP) in 2015, so it is about 11 years old.
Is Heron Bay a good investment?⌄
Of 248 units at Heron Bay that were bought and later resold (bought from 2012, resold up to 2026), 100% sold for more than they were bought for, with a median gain of 39% over a median 8.5-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 2.7%. Past resale results don't predict future returns, and this is not financial advice.
Is Heron Bay an EC?⌄
Yes. Heron Bay is an executive condominium (EC).
Who is the developer of Heron Bay?⌄
Heron Bay was developed by SERANGOON EC PTE LTD.
What is the price of a condo at Heron Bay?⌄
Units at Heron Bay have recently sold for around S$1.48M (S$1,413 psf), the median of the last 12 URA caveats to Oct 2026. The price depends on size, floor and facing. 63 units are listed for sale from S$1.38M to S$3.30M.
Where is Heron Bay located?⌄
Heron Bay is at 63 Upper Serangoon View, Singapore 534014, in Hougang (District 19). The nearest MRT station is Kangkar LRT, about 865 m away.
How many units are there in Heron Bay?⌄
Heron Bay has 394 units in 7 blocks, up to 17 storeys high.
How much do I need to earn to buy at Heron Bay?⌄
For a unit around S$1.48M as a first home, you'd need roughly S$10,834/mo in income (assessed at the stress-test rate), with repayments near S$4,984/mo after a S$370k (25%) downpayment and S$43,800 Buyer's Stamp Duty.
Are prices at Heron Bay going up?⌄
The median price per square foot at Heron Bay has risen about 84% between 2014 and 2026, based on URA caveats. The year-by-year figures are in the price-trend table above.
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 get priority in Primary 1 (P1) registration.