Overview & Key Facts
HERON BAY is a 99 yrs lease commencing from 2012 condominium at UPPER SERANGOON VIEW in District 19 (OCR), developed by SERANGOON EC PTE LTD, comprising 394 units, completed in 2016.
Location & Connectivity
HERON BAY is approximately 800m from Kangkar MRT station, with 5 stations within 1.5 km.
Schools & Education
8 schools within 2 km.
| School | Type | Distance |
|---|---|---|
| Rivervale Primary School | Primary | 1.2 km |
| Nan Chiau Primary School | Primary | 1.7 km |
| Seng Kang Primary School | Primary | 1.7 km |
| Compassvale Primary School | Primary | 1.7 km |
| Sengkang Secondary School | Secondary | 1.8 km |
| Greendale Secondary School | Secondary | 1.8 km |
| Greendale Primary School | Primary | 1.9 km |
| Sengkang Green Primary School | Primary | 2 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 9 | $1,143 psf | $918,000 |
| 3 BR | 131 | $1,180 psf | $1,342,915 |
| 4 BR | 50 | $1,156 psf | $1,691,796 |
| 5+ BR | 11 | $944 psf | $2,221,081 |
Market Position
HERON BAY has recorded 201 sales at an average price of $1,458,734.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at HERON BAY typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 2 BR | $3,367/mo | $918,000 | 4.40% |
| 3 BR | $3,561/mo | $1,342,915 | 3.18% |
| 4 BR | $3,821/mo | $1,691,796 | 2.71% |
| 5 BR | $3,000/mo | $2,221,081 | 1.62% |
Loading chart data...
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 66 | $959 psf | — |
| 2022 | 31 | $1,071 psf | ↑ 11.7% |
| 2023 | 22 | $1,230 psf | ↑ 14.8% |
| 2024 | 42 | $1,306 psf | ↑ 6.2% |
| 2025 | 32 | $1,364 psf | ↑ 4.4% |
| 2026 | 8 | $1,381 psf | ↑ 1.2% |
Loading chart data...
The latest reading marks the highest point in this series — HERON BAY prices have climbed 44.0% since 2021.
Price Index Check
The ShiokNest Price Index for District 19 reads 137.0 as of June 2026 — up 2.0% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
Loading chart data...
Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | $2,596 psf | 883 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | $1,751 psf | 869 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | $1,595 psf | 642 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | $1,699 psf | 602 |
| SERANGOON GARDEN ESTATE | Freehold | $1,757 psf | 487 |
Lease Analysis
With 85 years remaining on its 99-year lease, HERON BAY still qualifies for full bank financing and CPF usage.
Best suited for
Who This Actually Suits
The profile fits multi-generational families, car-owning households, long-term hold (10+ yr) and first-time hdb upgraders best. Larger unit configurations or dual-key layouts make this viable for 3-generation households.
For wfh / hybrid workers, it can work — but weigh the trade-offs before committing.
families with young children and short-term flippers (<5 yr) should probably look elsewhere. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
HERON BAY is a 99 yrs lease commencing from 2012 development in District 19 (OCR), with 394 units, offering a gross yield of 3.0%.
At ~$1,367 psf, it represents a competitive entry point in the OCR segment.
Explore the full HERON BAY dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing HERON BAY against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for HERON BAY?
Is HERON BAY freehold?
What is the rental yield for HERON BAY?
Which MRT is nearest to HERON BAY?
Sources & Next Steps
- HERON BAY Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 19 (Punggol, Hougang, Serangoon Gardens) — District 19 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 201 transactions
- Rental data: 75 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jun 2026 · 201 records analysed · Source: URA private-sale caveats