Heron Bay rent and sale price
D19 / Serangoon Garden, Hougang, Punggol
Address 55 Upper Serangoon View Heron Bay Singapore 534018
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Executive Condominium 244 transactions 99-year leasehold from 2012 Latest records Jun 2026
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Project read
Quick summary about Heron Bay
Heron Bay is a 99-year leasehold executive condominium in D19 / Serangoon Garden, Hougang, Punggol. The page currently tracks 75 rentals and 169 sales.
- Typical rent is $3,800 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 $1,249 psf and total recorded sale value of $255.0M.
- Rent is up 15.7% over the last 3 months. Sale PSF is down 4.4% over the last 3 months.
Heron Bay Market Position
How this project compares with the wider D19 market before you read the detailed tables.
Rent vs D19 +8.6%
Rents near district median
Heron Bay's median rent is $3,800 compared with the D19 median of $3,500. Use this as the district-level check before narrowing by bedroom and area band.
Sale PSF vs D19 -16.8%
Sale PSF below district median
Heron Bay's median sale PSF is $1,249 psf versus the D19 median of $1,502 psf. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.21%
Rent support near district screen
Gross yield is roughly 3.21% versus a D19 screen of 2.81%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 19.9% spread
Rent has some movement
Recent rents moved enough that bedroom count, area band and latest contracts matter.
Market activity -37.0%
Activity is lighter
17 recent transactions versus 27 in the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 2012 matters most on sale price. Compare Heron Bay against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Heron Bay Decision Snapshot
Fast checks for rent fairness, purchase pricing, stable rent and transaction activity before you dig into the tables.
Median rent $3,800
Is the asking rent fair?
$3,600 to $4,000 is the first fair-rent band to check. Above $4,000 should have a visible reason.
Median sale PSF $1,249 psf
Is the purchase price fair?
$1,380,000 to $1,460,000 and $1,210 to $1,290 psf are the first sale checks before adjusting for floor, size, view and condition.
3 bed rent $3,800
Are similar units renting for more?
3 bed and 1,200 to 1,300 sqft give the closest unit-size checks.
Rent stability 19.9% spread
Is rent stable here?
Rent has some movement. Recent rents moved enough that bedroom count, area band and latest contracts matter.
Transaction volume -37.0%
Is activity rising?
Activity is lighter. 17 recent transactions versus 27 in the prior 6-month view.
Run Heron Bay numbers
Use the typical rent and sale price from this project page as a starting point, then adjust the calculator assumptions.
Rental yield $3,800/mo Test gross and net yield against typical rent. Buy vs rent $1.4M Compare ownership cost against renting. Mortgage $1.4M Estimate monthly payment from the sale price. Stamp duty $1,249 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
Heron Bay Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 2012
Property type Executive Condominium
Sales 169 resale transactions
Total sold value $255.0M
Heron Bay Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 75 Jun 2021 to Apr 2026
Sale transactions 169 Jun 2021 to May 2026
Rent trend 15.7% Last 3 months
Sale PSF trend -4.4% Last 3 months
Heron Bay 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
Heron Bay Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $4,050 20 rentals in view
Latest median sale PSF $1,427 psf 41 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
May 2026 0 - 2 $1,427 psf $1,282,500
Apr 2026 1 $4,050 2 $1,372 psf $1,417,500
Mar 2026 1 $4,100 1 $1,324 psf $1,696,000
Feb 2026 1 $3,500 1 $1,222 psf $1,538,888
Jan 2026 2 $4,000 1 $1,435 psf $1,838,000
Dec 2025 3 $3,400 2 $1,446 psf $2,015,000
Nov 2025 3 $3,500 1 $1,557 psf $2,330,000
Oct 2025 0 - 2 $1,448 psf $1,854,000
Sept 2025 1 $4,000 4 $1,378 psf $1,409,000
Aug 2025 1 $4,000 3 $1,345 psf $1,600,000
Jul 2025 2 $3,305 3 $1,386 psf $1,925,000
Jun 2025 3 $4,002 4 $1,339 psf $1,390,000
Projects Similar to Heron Bay
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2011 Flo Residence 2.1 km away 582 transactions
- Median rent
- $3,800
- Median sale PSF
- $1,237 psf
- Median rent
- $3,700
- Median sale PSF
- $1,247 psf
- Median rent
- $3,800
- Median sale PSF
- $1,273 psf
- Median rent
- $4,000
- Median sale PSF
- $1,302 psf
- Median rent
- $3,725
- Median sale PSF
- $1,413 psf
- Median rent
- $4,015
- Median sale PSF
- $1,291 psf
Heron Bay Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $3,450 $3,367 12
3 bed $3,800 $3,561 37
4 bed $4,000 $3,821 24
5 bed $3,000 $3,000 2
Heron Bay Rent by Size
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 $3,861 24
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
Heron Bay Sale PSF 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 $1,287 psf 53
16 to 20 $1,770,000 $1,069 psf 21
Heron Bay Latest Transactions
Most recent URA rentals and sales 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 $3,800 across 75 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $3,800
Rentals 75
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 $1,249 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $1,420,000
Median PSF $1,249 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 169 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $255.0M
Latest record May 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 URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
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?
Heron Bay has a median monthly rent of $3,800 across 75 rentals.
What is the typical sale price at Heron Bay?
The median sale price for Heron Bay is $1,420,000, based on 169 sales on this page.
What is the median sale PSF at Heron Bay?
The median sale price per square foot for Heron Bay is $1,249 psf. The average sale PSF is $1,195 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 project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.