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 626 transactions on record, units have recently transacted around S$1.54M (S$1,405 psf, ~1,259 sqft). There are 62 units for sale from S$1.38M to S$3.33M. 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
- Jun 2026
- Remaining lease
- ≈ 85 years
What is the price and PSF at Heron Bay?
Units have recently transacted around S$1.54M (S$1,405 psf), at a gross rental yield of about 2.5% (URA caveat data).
Recent median price
S$1.54M
recent · 626 sales on record
Median PSF
S$1,405 psf
recent transactions
Median rent (monthly)
S$3,163
116 rentals on record
Gross rental yield
2.5%
indicative, gross
Units currently for sale are asking a median of S$1,468 psf — about 4% above the most recent transacted PSF.
Source: URA caveat data, through Jun 2026.
What has recently sold at Heron Bay?
Heron Bay has 626 recorded sales; the most recent transacted at S$1,500,000 in Jun 2026 (URA caveat data).
| Date | Price | Size (sqft) | 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 |
| 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 |
626 sales and 116 rentals on record since Oct 2012. Source: URA.
Are prices at Heron Bay rising?
The median transacted PSF at Heron Bay has risen 76% over the past 12 years (2014–2026), from S$778 psf to S$1,369 psf (URA caveats).
| Year | Median PSF | Median price | Sales | YoY |
|---|---|---|---|---|
| 2026 | S$1,369 psf | S$1.45M | 8 | +0.2% |
| 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.
How many property agents are active around Heron Bay?
11,111 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
11,111
District 19 · closed ≥1 deal
Deals on record
72,282
all-time · all property types
Source: CEA public transaction records, attributed to District 19across HDB, condo and landed (agent activity isn't published at project level). Browse the agent directory or compare every market segment.
What bedroom types are available at Heron Bay?
Heron Bay has 62 units listed for sale, spanning 3–5-bedroom layouts.
Based on units currently listed for sale.
| Bedrooms | For sale | Price range | Median PSF |
|---|---|---|---|
| 3-bedroom | 15 | S$1.38M–S$3.00M | S$1,336 psf |
| 4-bedroom | 44 | S$1.80M–S$3.33M | S$1,468 psf |
| 5-bedroom | 3 | S$3.00M–S$3.30M | — |
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.
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
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$1.54M) needs about S$11,265/mo in income and S$5,183/mo in repayments, after S$46,544 stamp duty and a S$385k downpayment.
Illustrative, for a Singapore Citizen buying a unit at the recent median price (S$1.54M) 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$46,544
BSD, tiered
Downpayment (25%)
S$385k
cash + CPF
Monthly instalment
S$5,183/mo
30y @ 3.5%
Income required
S$11,265/mo
TDSR @ stress rate
Weighing it up as an investment? Gauge the odds with the profitability model, or read how to tell if a condo is profitable →
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
How much does a unit at Heron Bay cost?⌄
Units at Heron Bay have recently transacted around S$1.54M (S$1,405 psf), from 626 sales on record (URA caveats). The exact price depends on size, floor and facing.
How much do I need to earn to buy at Heron Bay?⌄
For a unit around S$1.54M as a first home, you'd need roughly S$11,265/mo in income (assessed at the stress-test rate), with repayments near S$5,183/mo after a S$385k (25%) downpayment and S$46,544 Buyer's Stamp Duty.
Is Heron Bay a good investment?⌄
Gross rental yield is about 2.5%, and current asking prices sit about 4% above the most recent transacted PSF; median PSF has risen about 76% since 2014. Whether it suits you depends on your budget, holding period and the unit's size, floor and facing — all summarised on this page from URA data.
Are prices at Heron Bay going up?⌄
The median transacted PSF at Heron Bay has risen about 76% between 2014 and 2026, based on URA caveats. Year-by-year figures are in the price-trend table above.
Is Heron Bay freehold or leasehold?⌄
Heron Bay is 99-year, with approximately 85 years remaining on the lease.
When was Heron Bay built and who developed it?⌄
Heron Bay obtained TOP in 2015, developed by SERANGOON EC PTE LTD, with 394 units across 7 blocks.
How many units are for sale at Heron Bay?⌄
There are 62 units for sale at Heron Bay, from S$1.38M to S$3.33M.
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.