Rent vs D19 +8.1%
Rents near district median
Heron Bay's latest 12-month median rent is $4,000 compared with the D19 median of $3,700 for the same period. Use this district check before narrowing by bedroom and area band.
Heron Bay rent and sale price
D19 / Serangoon Garden, Hougang, Punggol
Address 55 Upper Serangoon View Heron Bay Singapore 534018
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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 172 sales.
- Latest 12M median rent is $4,000 per month from 15 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,500,000, with median sale PSF at $1,409 psf from 19 sales.
- Rent is up 15.7% over the last 3 months. Sale PSF is up 10.2% over the last 3 months.
Heron Bay Market Brief
Compare the project with D19 across rent, sale PSF, tenure and transaction activity.
Compared with D19
Sale PSF vs D19 -15.6%
Sale PSF below district median
Heron Bay's latest 12-month median sale PSF is $1,409 psf versus the D19 median of $1,670 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.20%
Rent support above district screen
Gross yield is roughly 3.20% versus a D19 screen of 2.57%. 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 -47.8%
Activity is lighter
12 recent transactions versus 23 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.
Before you decide
Latest 12M median rent $4,000
Is the asking rent fair?
$3,800 to $4,200 is the first fair-rent band to check. Above $4,200 should have a visible reason.
Latest 12M median sale PSF $1,409 psf
Is the purchase price fair?
$1,460,000 to $1,550,000 and $1,370 to $1,450 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 -47.8%
Is activity rising?
Activity is lighter. 12 recent transactions versus 23 in the prior 6-month view.
Heron Bay Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 2012
Property type Executive Condominium
Sales 172 resale transactions
Total sold value $260.0M
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 172 Jun 2021 to Jul 2026
Rent trend 15.7% Last 3 months
Sale PSF trend 10.2% 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 19 rentals in view
Latest median sale PSF $1,459 psf 40 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jul 2026 0 - 2 $1,459 psf $1,774,444
Jun 2026 0 - 1 $1,467 psf $1,500,000
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
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 592 transactions
- Median rent
- $3,800
- Median sale PSF
- $1,243 psf
- Median rent
- $3,325
- Median sale PSF
- $1,314 psf
- Median rent
- $3,800
- Median sale PSF
- $1,277 psf
- Median rent
- $4,000
- Median sale PSF
- $1,317 psf
- Median rent
- $3,975
- Median sale PSF
- $1,401 psf
- Median rent
- $4,200
- Median sale PSF
- $1,167 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 $1,420,000 $1,271 psf 51
11 to 15 $1,377,500 $1,287 psf 54
16 to 20 $1,745,000 $1,085 psf 22
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 latest 12-month median monthly rent of $4,000 across 15 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $4,000
Rentals in period 15
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
Latest 12M sales at Heron Bay show a median price of $1,500,000 and $1,409 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,500,000
Latest 12M median PSF $1,409 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 172 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $260.0M
Latest record Jul 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.
Run Heron Bay numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $4,000/mo Test gross and net yield against typical rent. Buy vs rent $1.5M Compare ownership cost against renting. Mortgage $1.5M Estimate monthly payment from the sale price. Stamp duty $1,409 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
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 latest 12-month median monthly rent of $4,000 across 15 rentals in that period.
What is the typical sale price at Heron Bay?
The latest 12-month median sale price for Heron Bay is $1,500,000, based on 19 sales in that period.
What is the median sale PSF at Heron Bay?
The latest 12-month median sale price per square foot for Heron Bay is $1,409 psf. The average for the same period is $1,409 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.