Homy

Executive Condominium Project Intelligence

HERON BAY

53 UPPER SERANGOON VIEW
District 19TOP 201699 yrs lease commencing from 2012394 UnitsOCR
1.0 kmKANGKAR LRT STATION
$1.52MMedian transacted price
22Transactions in latest 12 months
1,001–1,200 sqftMost popular unit size

Market Snapshot

▼ -23.8%
From 12-Month High
Peak: 11 月 2025Based on latest 12 months
▲ +38.4%
From 12-Month Low
Low: 5 月 2026Based on latest 12 months
▼ -9.6%
Vs District Median PSF
Below District 19 medianBased on latest 12 months
▼ -8.8%
Vs OCR Median PSF
Below OCR medianBased on latest 12 months
5.6%
12M Turnover Rate
22 sales / 394 units
Latest 12-month sales
22
Up to latest completed Month
Median transacted price
$1.52M
Latest 12 months
Median PSF
$1,407
Latest 12 months
Typical recorded price range
$1.39M – $1.9M
20th to 80th percentile
Latest transacted price
$1.46M
1,033 sqft · 1 7 月 2026

Historical transaction information is presented for market research and does not constitute a valuation or investment recommendation.

Data Source: Urban Redevelopment Authority (URA)•Data up to: 7 月 2026•Last updated: 3 8 月 2026

Location Map

Explore the development in detail with interactive maps. Switch between OneMap, Satellite, Land Lot and URA Master Plan to better understand the development and its surroundings.

Nearby Amenities

Closest amenities from HERON BAY. Distances are straight-line estimates.

MRT / LRT

  • KANGKAR LRT STATION1.0 kmRIVERVALE DRIVE
  • HOUGANG MRT STATION1.1 kmHOUGANG CENTRAL
  • RANGGUNG LRT STATION1.1 kmSENGKANG EAST AVENUE

Primary Schools

  • CHIJ OUR LADY OF THE NATIVITY440 mUPPER SERANGOON ROAD
  • PUNGGOL PRIMARY SCHOOL790 mHOUGANG AVENUE 8
  • NORTH VISTA PRIMARY SCHOOL1.1 kmCOMPASSVALE LINK
  • HOLY INNOCENTS' PRIMARY SCHOOL1.2 kmLORONG LOW KOON
  • MONTFORT JUNIOR SCHOOL1.3 kmHOUGANG AVENUE 8

Secondary Schools

  • SERANGOON SECONDARY SCHOOL110 mUPPER SERANGOON VIEW
  • HOLY INNOCENTS' HIGH SCHOOL660 mUPPER SERANGOON ROAD
  • NORTH VISTA SECONDARY SCHOOL720 mRIVERVALE LINK
  • SENG KANG SECONDARY SCHOOL1.3 kmCOMPASSVALE LANE

Post-Secondary

  • TAMPINES MERIDIAN JUNIOR COLLEGE4.0 kmPASIR RIS STREET 71
  • TEMASEK POLYTECHNIC4.7 kmTAMPINES AVENUE 1
  • NANYANG JUNIOR COLLEGE4.7 kmSERANGOON AVENUE 3

MOE Kindergartens

  • MOE KINDERGARTEN @ PUNGGOL790 mHOUGANG AVENUE 8
  • MOE KINDERGARTEN @ NORTH VISTA1.1 kmCOMPASSVALE LINK

Hawker Centres

  • Buangkok Hawker Centre1.3 kmCompassvale Bow
  • Ci Yuan Hawker Centre2.0 kmHougang Avenue 9
  • Hougang Street 21 Blk 209 (Kovan Hougang Market and Food Centre)2.4 kmHougang Street 21

Hospitals

  • INSTITUTE OF MENTAL HEALTH / WOODBRIDGE HOSPITAL1.8 kmBUANGKOK VIEW
  • SENGKANG GENERAL HOSPITAL2.3 kmSENGKANG EAST WAY

Parks

  • PUNGGOL PK360 m
  • JLN NAUNG PG1.1 km
  • HDB - COMPASSVALE LN (BLK 205B)1.2 km

Libraries

  • Cheng San Library870 mHougang Avenue 10
  • Sengkang Library2.0 kmSengkang Square

Community Clubs

  • Punggol Park CC630 mHougang Avenue 10
  • Punggol CC1.0 kmHougang Avenue 6

Sport Facilities

  • Hougang Sport Centre1.5 kmHougang Avenue 4
  • Sengkang Sport Centre2.9 kmAnchorvale Road
  • Serangoon Sport Centre3.6 kmYio Chu Kang Road

Market Position & Nearby Transactions

How HERON BAY compares with District 19 projects and transactions recorded within 1 km over the latest 12 months.

Project Median PSF$1,40722 project sales
District 19 Median PSF$1,556Median across district projects with recorded sales
Difference vs District-9.6%Below district median
Transactions Within 1 km353Recorded in the latest 12 months

Position Within District 19

HERON BAY is more affordable than 68% of District 19 projects with recorded sales.
Lower PSFDistrict medianHigher PSF
68of 214 District 19 projects with recorded sales
District reference range$1,103 – $2,169 psf

Comparable Condos Within 1 km

Up to 20 nearest eligible condominium and EC projects. PSF (M) means median PSF for the latest 12 months.

14 projects
ProjectDistanceTOP / AgeUnits12M SalesPSF (M)
THE FLORIDA117 m200125 yrs old—11$1,109
KINGSFORD WATERBAY233 m20188 yrs old1,15760$1,458
BOATHOUSE RESIDENCES257 m201511 yrs old49322$1,422
RIO VISTA291 m200521 yrs old—21$1,216
RIVERFRONT RESIDENCES457 m20233 yrs old1,472103$1,747
SERANGOON PARK490 m——2$2,244
RIVERSAILS495 m20179 yrs old92128$1,477
GREEN PARK583 m200521 yrs old—0—
PARK GREEN680 m——12$1,157
AUSTVILLE RESIDENCES680 m201412 yrs old54036$1,366
THE RIVERVALE689 m200125 yrs old—22$1,126
RIVERSOUND RESIDENCE695 m201511 yrs old59023$1,428
EVERGREEN PARK776 m200422 yrs old—7$1,138
MIDTOWN RESIDENCES842 m—1606$1,616

Nearby Transactions by Unit Size

Transactions from eligible condominium and EC projects within 1 km during the latest 12 months.

<500 sqft Nearby Average Price Trend

<500 sqft Nearby Transaction Volume

<500 sqft Monthly Summary
MonthSalesPrice (A)MinMaxPSF (A)
2026-061$765K$765K$765K$1,692
2026-051$740K$740K$740K$1,599
2026-045$756.6K$740K$768K$1,635
2026-032$685K$650K$720K$1,446
2026-015$744.6K$713K$770K$1,596
2025-122$710K$688K$732K$1,482
2025-101$730K$730K$730K$1,541
2025-095$721K$665K$802K$1,524
2025-084$749K$705K$790K$1,593
<500 sqft Nearby Condo Summary
CondoTypeUnitsSalesPrice (A)PSF (A)
KINGSFORD WATERBAYApt1,15711$708.8K$1,484
RIVERFRONT RESIDENCESApt1,47211$766.4K$1,656
MIDTOWN RESIDENCESApt1602$760K$1,681
RIVERSOUND RESIDENCECondo5902$692.5K$1,462

500–780 sqft Nearby Average Price Trend

500–780 sqft Nearby Transaction Volume

500–780 sqft Monthly Summary
MonthSalesPrice (A)MinMaxPSF (A)
2026-079$1.01M$820.8K$1.24M$1,602
2026-068$1.08M$788K$1.3M$1,688
2026-0512$1.05M$798K$1.29M$1,574
2026-048$947.3K$815K$1.16M$1,500
2026-039$1.02M$755K$1.29M$1,574
2026-023$1.11M$1.01M$1.26M$1,662
2026-016$945.5K$822.8K$1.07M$1,607
2025-128$1.08M$980K$1.26M$1,626
2025-117$997.3K$806.8K$1.26M$1,690
2025-107$879K$735K$1.05M$1,554
2025-096$1.1M$1.04M$1.27M$1,677
2025-086$1M$810K$1.24M$1,585
500–780 sqft Nearby Condo Summary
CondoTypeUnitsSalesPrice (A)PSF (A)
RIVERFRONT RESIDENCESApt1,47251$1.05M$1,707
KINGSFORD WATERBAYApt1,15723$998.4K$1,477
BOATHOUSE RESIDENCESCondo4934$898.3K$1,322
MIDTOWN RESIDENCESApt1604$1.05M$1,589
RIVERSAILSCondo9214$759.5K$1,486
RIVERSOUND RESIDENCECondo5903$1.07M$1,425

781–1,000 sqft Nearby Average Price Trend

781–1,000 sqft Nearby Transaction Volume

781–1,000 sqft Monthly Summary
MonthSalesPrice (A)MinMaxPSF (A)
2026-073$1.41M$1.23M$1.54M$1,580
2026-066$1.36M$1.23M$1.56M$1,545
2026-057$1.32M$1.06M$1.67M$1,540
2026-044$1.22M$950K$1.36M$1,386
2026-038$1.36M$1.05M$1.62M$1,529
2026-024$1.26M$1.19M$1.4M$1,446
2026-012$1.34M$1.33M$1.35M$1,481
2025-124$1.52M$1.32M$1.71M$1,665
2025-113$1.4M$1.27M$1.6M$1,530
2025-104$1.29M$1.04M$1.57M$1,475
2025-099$1.32M$1.12M$1.66M$1,487
2025-088$1.27M$1.04M$1.63M$1,477
781–1,000 sqft Nearby Condo Summary
CondoTypeUnitsSalesPrice (A)PSF (A)
RIVERFRONT RESIDENCESApt1,47218$1.57M$1,749
KINGSFORD WATERBAYApt1,15717$1.23M$1,409
RIVERSAILSCondo92112$1.31M$1,444
AUSTVILLE RESIDENCESEC5407$1.07M$1,345
BOATHOUSE RESIDENCESCondo4935$1.2M$1,375
RIVERSOUND RESIDENCECondo5903$1.41M$1,530

1,001–1,200 sqft Nearby Average Price Trend

1,001–1,200 sqft Nearby Transaction Volume

1,001–1,200 sqft Monthly Summary
MonthSalesPrice (A)MinMaxPSF (A)
2026-074$1.71M$1.25M$2.1M$1,582
2026-066$1.52M$1.43M$1.73M$1,438
2026-058$1.74M$1.44M$2.11M$1,658
2026-0414$1.7M$1.3M$2.13M$1,576
2026-032$1.41M$1.4M$1.41M$1,327
2026-0210$1.54M$1.19M$2.14M$1,443
2026-014$1.47M$1.18M$1.6M$1,332
2025-126$1.69M$1.5M$2.01M$1,509
2025-117$1.51M$1.2M$2.13M$1,405
2025-1010$1.64M$1.21M$2.05M$1,520
2025-094$1.68M$1.44M$1.93M$1,537
2025-0810$1.5M$1.17M$1.93M$1,403
1,001–1,200 sqft Nearby Condo Summary
CondoTypeUnitsSalesPrice (A)PSF (A)
AUSTVILLE RESIDENCESEC54024$1.43M$1,374
RIVERFRONT RESIDENCESApt1,47217$2.02M$1,852
RIVERSAILSCondo92111$1.71M$1,557
BOATHOUSE RESIDENCESCondo4939$1.57M$1,465
KINGSFORD WATERBAYApt1,1578$1.56M$1,471
RIVERSOUND RESIDENCECondo5908$1.62M$1,426
EVERGREEN PARKApt—4$1.2M$1,148
RIO VISTACondo—3$1.21M$1,142
PARK GREENEC—1$1.17M$1,002

1,201–1,500 sqft Nearby Average Price Trend

1,201–1,500 sqft Nearby Transaction Volume

1,201–1,500 sqft Monthly Summary
MonthSalesPrice (A)MinMaxPSF (A)
2026-076$1.8M$1.47M$2.75M$1,325
2026-067$1.52M$1.37M$1.72M$1,210
2026-053$1.86M$1.34M$2.8M$1,376
2026-041$2.03M$2.03M$2.03M$1,509
2026-0311$1.65M$1.4M$2.82M$1,259
2026-022$1.74M$1.35M$2.13M$1,412
2026-012$1.98M$1.68M$2.28M$1,403
2025-125$1.61M$1.47M$1.79M$1,214
2025-119$1.7M$1.26M$2.8M$1,266
2025-1012$1.53M$1.41M$1.78M$1,176
2025-099$1.55M$1.3M$2.12M$1,194
2025-089$1.64M$1.33M$2.15M$1,224
1,201–1,500 sqft Nearby Condo Summary
CondoTypeUnitsSalesPrice (A)PSF (A)
THE RIVERVALEEC—21$1.48M$1,130
RIO VISTACondo—15$1.55M$1,235
THE FLORIDAEC—10$1.52M$1,139
PARK GREENEC—8$1.57M$1,174
AUSTVILLE RESIDENCESEC5405$1.6M$1,255
RIVERFRONT RESIDENCESApt1,4725$2.66M$1,864
BOATHOUSE RESIDENCESCondo4934$1.95M$1,439
EVERGREEN PARKApt—3$1.4M$1,096
RIVERSOUND RESIDENCECondo5903$1.94M$1,442
KINGSFORD WATERBAYApt1,1571$2.01M$1,481
RIVERSAILSCondo9211$1.89M$1,372

1,501–2,000 sqft Nearby Average Price Trend

1,501–2,000 sqft Nearby Transaction Volume

1,501–2,000 sqft Monthly Summary
MonthSalesPrice (A)MinMaxPSF (A)
2026-022$2.38M$1.78M$2.98M$1,462
2026-011$4.3M$4.3M$4.3M$2,602
2025-122$1.93M$1.6M$2.26M$1,032
2025-081$1.63M$1.63M$1.63M$1,082
1,501–2,000 sqft Nearby Condo Summary
CondoTypeUnitsSalesPrice (A)PSF (A)
PARK GREENEC—3$1.88M$1,070
RIVERFRONT RESIDENCESApt1,4721$2.98M$1,775
SERANGOON PARKTerrace House—1$4.3M$2,602
THE FLORIDAEC—1$1.63M$1,082

2,001–3,000 sqft Nearby Average Price Trend

2,001–3,000 sqft Nearby Transaction Volume

2,001–3,000 sqft Monthly Summary
MonthSalesPrice (A)MinMaxPSF (A)
2026-071$2.75M$2.75M$2.75M$1,096
2026-062$2.66M$2.6M$2.72M$1,007
2025-113$3.16M$2.3M$4.53M$1,266
2025-091$2.45M$2.45M$2.45M$1,079
2025-082$2.43M$2.25M$2.62M$1,043
2,001–3,000 sqft Nearby Condo Summary
CondoTypeUnitsSalesPrice (A)PSF (A)
RIVERSOUND RESIDENCECondo5904$2.56M$1,024
RIO VISTACondo—3$2.61M$1,079
SERANGOON PARKTerrace House—1$4.53M$1,886
THE RIVERVALEEC—1$2.3M$855
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Market Interpretation

HERON BAY recorded 22 transactions during the latest 12 months, providing a more useful recent basis for comparison.

Its median PSF is approximately 9.6% below the District 19 project median, placing it on the more affordable side of the district market.

Within 1 km, 14 nearby condominiums were identified; 13 recorded at least one sale during the same period. These projects provide additional context where the subject development has limited recent activity.

This is a rules-based interpretation of recorded transactions and nearby project data, not a formal valuation.

Project Details

Developer
Serangoon EC Pte Ltd
Property type
Executive Condominium
District
District 19 - Hougang / Punggol / Sengkang
Market segment
Outside Central Region
Tenure
99 yrs lease commencing from 2012
TOP
2016
Total units
394
Postal code
534014

About HERON BAY

HERON BAY is a executive condominium in Singapore District 19, completed in 2016 with 99 yrs lease commencing from 2012. It recorded 22 transactions during the latest 12-month period in the database, with a median transacted price of $1.52M and a median of $1,407 psf. The most frequently transacted size range is 1,001–1,200 sqft, representing 45.5% of transactions with recorded floor area. KANGKAR LRT STATION is approximately 1.0 km away by straight-line distance. 2 primary schools are located within a 1 km straight-line radius.

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Disclaimer: The information, charts and statistics on this page are derived from publicly available Urban Redevelopment Authority (URA) transaction records and are provided for general informational purposes only. While every reasonable effort is made to keep the information accurate and up to date, all data, calculations, trends and market insights are estimates and should not be relied upon as the sole basis for financial, investment, legal, valuation or property decisions. Users should independently verify the information and seek professional advice where appropriate.

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