Projects
HERON BAY
D19 / Serangoon Garden, Hougang, Punggol
Address 55 UPPER SERANGOON VIEW HERON BAY SINGAPORE 534018
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Executive Condominium 241 transactions 99-year leasehold from 2012 Updated Mar 2026
Property image pending
Project read
Quick summary about HERON BAY
Heron Bay is a 99-year leasehold from 2012 executive condominium in D19 / Serangoon Garden, Hougang, Punggol. Heron Bay currently has 74 rental contracts and 167 sale transactions, covering May 2021 to Mar 2026.
- Typical rent is $3,775 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $1,420,000, with median sale PSF at $1,247 psf and total recorded sale value of $252.4M.
- Rent is up 14.3% over the last 3 months. Sale PSF is down 8.4% over the last 3 months.
Project facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 2012
Property type Executive Condominium
Sale records 167 resale transactions
Total sold value $252.4M
Data coverage
URA records on this page start May 2021 and run through Mar 2026.
Rental contracts 74 May 2021 to Feb 2026
Sale transactions 167 May 2021 to Mar 2026
Rent trend 14.3% Last 3 months
Sale PSF trend -8.4% Last 3 months
Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
BUANGKOK MRT STATION (NE15) 1.3 km away
HOUGANG MRT STATION (NE14) 1.32 km away
BUANGKOK MRT STATION 1.36 km away
Schools nearby
SERANGOON SECONDARY SCHOOL 0.24 km away
NORTH VISTA SECONDARY SCHOOL 0.66 km away
PUNGGOL PRIMARY SCHOOL 0.95 km away
NORTH VISTA PRIMARY SCHOOL 1.04 km away
Amenities
HOUGANG GREEN SHOPPING MALL Mall / retail · 1.71 km away
SHENG SIONG HOUGANG RIVERCOURT Daily needs · 1.71 km away
SERANGOON PARK CONNECTOR Park / green link · 0.76 km away
BUANGKOK HAWKER CENTRE Food centre · 1.43 km away
Market trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $4,100 20 rental contracts in view
Latest median sale PSF $1,372 psf 45 sale transactions in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Mar 2026 0 - 2 $1,372 psf $1,417,500
Feb 2026 1 $4,100 1 $1,324 psf $1,696,000
Jan 2026 1 $3,500 1 $1,222 psf $1,538,888
Dec 2025 2 $4,000 1 $1,435 psf $1,838,000
Nov 2025 3 $3,400 2 $1,446 psf $2,015,000
Oct 2025 3 $3,500 1 $1,557 psf $2,330,000
Sept 2025 0 - 2 $1,448 psf $1,854,000
Aug 2025 1 $4,000 4 $1,378 psf $1,409,000
Jul 2025 1 $4,000 3 $1,345 psf $1,600,000
Jun 2025 2 $3,305 3 $1,386 psf $1,925,000
May 2025 3 $4,002 4 $1,339 psf $1,390,000
Apr 2025 1 $4,000 4 $1,351 psf $1,677,500
Similar projects nearby
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2011 FLO RESIDENCE 2.1 km away 561 transactions
- Median rent
- $3,800
- Median sale PSF
- $1,236 psf
- Median rent
- $3,700
- Median sale PSF
- $1,240 psf
- Median rent
- $3,800
- Median sale PSF
- $1,271 psf
- Median rent
- $4,000
- Median sale PSF
- $1,299 psf
- Median rent
- $3,700
- Median sale PSF
- $1,398 psf
- Median rent
- $4,000
- Median sale PSF
- $1,289 psf
Rent by bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $3,450 $3,367 12
3 bed $3,700 $3,548 36
4 bed $4,000 $3,821 24
5 bed $3,000 $3,000 2
Rent by floor area
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
700 to 800 sqft $3,450 $3,440 10
900 to 1,000 sqft $3,000 $3,000 2
1,000 to 1,100 sqft $4,000 $3,852 23
1,200 to 1,300 sqft $3,600 $3,527 27
1,300 to 1,400 sqft $3,800 $3,386 8
1,500 to 1,600 sqft $4,150 $3,625 4
Sale price by floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,538,888 $1,202 psf 45
06 to 10 $1,404,000 $1,271 psf 50
11 to 15 $1,375,000 $1,282 psf 51
16 to 20 $1,770,000 $1,069 psf 21
Latest transactions
Most recent URA rental contracts and sale transactions for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
HERON BAY shows a typical monthly rent of $3,775 across 74 rental contracts. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $3,775
Rental contracts 74
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Recent sales at HERON BAY point to a typical sale price of $1,420,000 and $1,247 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $1,420,000
Median PSF $1,247 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 2012 should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. HERON BAY has 167 sale transactions in this dataset, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $252.4M
Latest update Mar 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
District context
Use D19 to compare HERON BAY against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from recorded URA private residential rental contracts. Rent is shown as monthly rent.
Sale figures come from recorded private residential sale transactions. PSF and total selling value are shown where sale records include the needed fields.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
HERON BAY FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at HERON BAY?
Based on the URA rental records currently loaded for HERON BAY, the median monthly rent is $3,775 across 74 rental contracts.
What is the typical sale price at HERON BAY?
The median sale price for HERON BAY is $1,420,000, based on 167 URA sale transactions in the local dataset.
What is the median sale PSF at HERON BAY?
The median sale price per square foot for HERON BAY is $1,247 psf. The average sale PSF is $1,192 psf.
Is HERON BAY freehold or leasehold?
HERON BAY is listed as 99-year leasehold from 2012. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is HERON BAY located?
HERON BAY is located at 55 UPPER SERANGOON VIEW HERON BAY SINGAPORE 534018 in D19 / Serangoon Garden, Hougang, Punggol.
How current is the HERON BAY transaction data?
The URA records on this page start from May 2021 and run through Mar 2026. The page is rebuilt after local data refresh runs.