EC data

Heron Bay

Upper Serangoon View99-year leaseholdURA data to Oct 2026

The development

Type
Executive Condominium
Tenure
99-year leasehold from 2012, about 85 years left
Address
Upper Serangoon View
District
District 19: Serangoon Gardens, Hougang, Punggol, Sengkang
Market segment
OCR (Outside Central Region)
Deals on record
152 since Oct 2021: 0 new sales, 152 resales and sub sales

Prices at Heron Bay by unit size

550 to 799 sqftS$1,150,000S$1,484 psf, 1 deal in 12 months
800 to 1,099 sqftS$1,450,000S$1,403 psf, 5 deals in 12 months
1,100 to 1,499 sqftS$1,850,000S$1,444 psf, 7 deals in 12 months
1,500 sqft and upS$2,280,000S$1,513 psf, 2 deals in 12 months

Median price by strata area, in the last 12 months. Bulk purchases of several units are left out.

Launch price vs resale, by year

YearNew sale psfResale psfDeals
2021-S$93513
2022-S$1,07731
2023-S$1,25822
2024-S$1,30642
2025-S$1,36732
2026-S$1,42412

Price by floor

FloorMedian psfDeals
01-05S$1,22937
06-10S$1,28947
11-15S$1,30449
16-20S$1,10919

Resales and sub sales since Oct 2021.

Latest transactions

MonthSizeFloorPriceType
Sept 20261,281 sqft11-15S$1,868,000
S$1,458 psf		Resale
Jul 20261,033 sqft11-15S$1,460,000
S$1,413 psf		Resale
Jul 20261,389 sqft06-10S$2,088,888
S$1,504 psf		Resale
Jun 20261,023 sqft16-20S$1,500,000
S$1,467 psf		Resale
Jun 20261,507 sqft06-10S$2,380,000
S$1,579 psf		Resale
May 20261,033 sqft11-15S$1,415,000
S$1,369 psf		Resale
May 2026775 sqft11-15S$1,150,000
S$1,484 psf		Resale
Apr 20261,033 sqft06-10S$1,450,000
S$1,403 psf		Resale
Apr 20261,033 sqft01-05S$1,385,000
S$1,340 psf		Resale
Mar 20261,281 sqft01-05S$1,696,000
S$1,324 psf		Resale
Feb 20261,259 sqft01-05S$1,538,888
S$1,222 psf		Resale
Jan 20261,281 sqft06-10S$1,838,000
S$1,435 psf		Resale
Dec 20251,507 sqft06-10S$2,180,000
S$1,447 psf		Resale
Dec 20251,281 sqft11-15S$1,850,000
S$1,444 psf		Resale
Nov 20251,496 sqft11-15S$2,330,000
S$1,557 psf		Resale
Oct 20251,281 sqft11-15S$1,800,000
S$1,405 psf		Resale
Oct 20251,281 sqft06-10S$1,908,000
S$1,490 psf		Resale
Sept 20251,023 sqft16-20S$1,430,000
S$1,398 psf		Resale
Sept 20251,033 sqft06-10S$1,456,000
S$1,409 psf		Resale
Sept 20251,023 sqft06-10S$1,388,000
S$1,357 psf		Resale

Showing the latest 20 of 152 caveats lodged since Oct 2021.

Rent at Heron Bay

2-bedroomS$3,500a month, median of 3 leases, S$3,400 to S$3,500
3-bedroomS$4,000a month, median of 11 leases, S$3,400 to S$4,100
4-bedroomS$3,800a month, median of 1 lease, S$3,800 to S$3,800

Rental contracts filed with URA over the last four quarters, and URA's quarterly median rent per square foot.

Thinking of buying here?

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What is your unit at Heron Bay worth?

Tell us your unit size and floor. We'll reply with a valuation range from the latest deals here and in nearby projects, and what a sale would leave you after your loan and CPF refund.

We'll reply on WhatsApp. Your details go only to our agent and are never sold. See our privacy notice.

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Common questions

How much is a unit at Heron Bay?

Units at Heron Bay sold for a median S$1,696,000 (S$1,444 psf) in the last 12 months. The most traded size, 1,100 to 1,499 sqft, went for a median S$1,850,000, from S$1,538,888 to S$2,330,000. Floor, facing, stack and renovation explain most of the gap.

What rent can I get at Heron Bay?

2-bedroom units rented for a median S$3,500 a month (3 leases); 3-bedroom units rented for a median S$4,000 a month (11 leases); 4-bedroom units rented for a median S$3,800 a month (1 lease), from rental contracts filed with URA between Q4 2025 and Q3 2026.

How many years are left on the lease at Heron Bay?

Heron Bay is a 99-year leasehold that started in 2012, so about 85 years are left. Banks and CPF start to limit loans once fewer than 60 years remain.

Can anyone buy a resale unit at Heron Bay?

Executive condos can only be sold to Singaporeans and PRs in the first 10 years from completion, and only after the 5-year minimum occupation period. After 10 years the project is fully private and foreigners can buy too.

What is my unit at Heron Bay worth?

Recent deals at Heron Bay for the same size and floor band are the best guide. Send us your unit size and floor and we'll reply with a valuation range on WhatsApp.

Condos near Heron Bay

All condos in District 19 · All districts

Source: URA private residential transactions (caveats lodged from Oct 2021 to Oct 2026) and rental contracts, via the URA Data Service. Not every sale lodges a caveat, so some deals may be missing. Prices are what buyers paid; your unit's value depends on its floor, facing, stack and condition.