Completed 2015

Heron Bay

D19 · Hougang / Punggol / Sengkang · 61 Upper Serangoon View

A 394-unit executive condo in D19, completed in 2015, on a 99-year lease from 2012 with about 84 years left. Developed by SERANGOON EC PTE LTD.

Source: Condo master (URA caveats); URA transactions, Nov 2026

84 yrs

Lease left

$1,421

Avg $psf, 12 months

Sales, 12 months

2015

Completed

Floor plans →

What brings you to Heron Bay?

Buying here? Get a second opinion. 3-bedders here sold for $1.385M to $1.5M over the last 12 months. Our consultants can run the numbers against your budget: which stack, what to pay, what to avoid. Free for buyers of private property.

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Get a second opinion

02 — Prices

Heron Bay prices

Last 12 months

Sales

$1,421

Average $psf

$1,222 – $1,579

$psf range

$1.15M – $2.38M

Price range

By bedroom type

Last 12 months

TypeSalesAvg $psfPrice rangeSize

3-Bedroom6 sales$1,404 psf$1.39M – $1.5M1,023–1,033 sq ft

4-Bedroom5 sales$1,433 psf$1.7M – $2.09M1,281–1,389 sq ft

Prices by bedroom type are based on matching sales to unit sizes.

By unit size

Last 12 months

SizeSalesAvg $psfAvg pricePrice range

700–899 sq ft1 sale$1,484 psf$1.15M

900–1,099 sq ft6 sales$1,404 psfAvg $1.45M$1.39M – $1.5M

1,100–1,299 sq ft5 sales$1,377 psfAvg $1.76M$1.54M – $1.87M

1,300–1,599 sq ft4 sales$1,522 psfAvg $2.24M$2.09M – $2.38M

Average $psf by year

In 2025, sales here averaged $1,364 psf, 17% below the D19 average of $1,649 psf for private homes (condos, apartments and ECs).

This condoD19 average

$1,900 $1,250 $600

$728

2013’13

$790

2014’14

$866

2015’15

$886

2018’18

$914

2019’19

$938

2020’20

$955

2021’21

$1,071

2022’22

$1,230

2023’23

$1,306

2024’24

$1,364

2025’25

$1,418

2026’26

Show as a table

Year	This condo	D19 average
2026	$1,418	$1,703
2025	$1,364	$1,649
2024	$1,306	$1,788
2023	$1,230	$1,479
2022	$1,071	$1,402
2021	$955	$1,274
2020	$938	$1,276
2019	$914	$1,291
2018	$886	$1,181
2015	$866	$1,019
2014	$790	$1,052
2013	$728	$1,088

Sales by year

631 sales since 2012; the busiest year was 2013 with 199. The 2026 bar covers Jan–Nov.

New saleResale

200

100

Show as a table

Year	New sale	Resale	Total
2026	0	13	13
2025	0	32	32
2024	0	42	42
2023	0	22	22
2022	0	31	31
2021	0	82	82
2020	0	30	30
2019	0	2	2
2018	0	2	2
2017	0	0	0
2016	0	0	0
2015	1	0	1
2014	6	0	6
2013	199	0	199
2012	169	0	169

Sales in the last two years

51 sales, newest first. Units show the floor only.

DateUnitSizePrice$psfType

20 Oct 2026#14-XX1,033 sq ft · 3-Bedroom$1.48M$1,432 psfResale

16 Sep 2026#11-XX1,281 sq ft · 4-Bedroom$1.87M$1,458 psfResale

14 Jul 2026#09-XX1,389 sq ft · 4-Bedroom$2.09M$1,504 psfResale

10 Jul 2026#14-XX1,033 sq ft · 3-Bedroom$1.46M$1,413 psfResale

24 Jun 2026#10-XX1,507 sq ft$2.38M$1,579 psfResale

22 Jun 2026#17-XX1,023 sq ft · 3-Bedroom$1.5M$1,467 psfResale

21 May 2026#13-XX1,033 sq ft · 3-Bedroom$1.42M$1,369 psfResale

5 May 2026#12-XX775 sq ft$1.15M$1,484 psfResale

27 Apr 2026#08-XX1,033 sq ft · 3-Bedroom$1.45M$1,403 psfResale

24 Apr 2026#03-XX1,033 sq ft · 3-Bedroom$1.39M$1,340 psfResale

Show all 51 sales

Compared with nearby condos

Compared with D19 and the five nearest similar condos · average $psf and price, all unit sizes

Heron BayThis condo · 99-yr from 2012 · 15 sales, last 12 months $1,421 psfavg $1.69M

D19 medianAll condo sales, last 12 months $1,649 psfavg $1.61M

Boathouse Residences90 m · 2015 · 99-yr from 2011 · 18 sales $1,431 psfavg $1.36M Kingsford Waterbay200 m · 2018 · 99-yr from 2014 · 70 sales $1,461 psfavg $1.09M Riversails260 m · 2016 · 99-yr from 2011 · 36 sales $1,498 psfavg $1.48M Rio Vista340 m · 2004 · 99-yr from 2001 · 18 sales $1,198 psfavg $1.57M The Florida370 m · 2000 · 99-yr from 1997 · 15 sales $1,142 psfavg $1.57M

Prices by bedroom type are based on matching sales to unit sizes.

Source: URA caveats, Nov 2026. The 2026 averages cover Jan–Nov.

03 — Rent

Heron Bay rent

Leases starting Sep 2025–Aug 2026

Leases

$3,950

Median rent a month

$1.69M

Avg sale price, 12 months

2.8%

Est. gross yield

D19 median rent: $3,600 a month; est. gross yield 2.5%.

By bedroom type

TypeLeasesMedian rentMiddle halfD19 medianEst. yield

2-Bedroom3 leases$3,500 median$3,400 – $3,500D19 $3,500– yield

3-Bedroom11 leases$4,000 median$3,750 – $4,050D19 $4,3003.3% yield

Rent and yield compared with nearby condos

Est. gross yield, with median rent a month · nearest condos with 5+ leases

Heron BayThis condo · 99-yr from 2012 · 16 leases 2.8%$3,950 median rent

D19 medianAll condo leases, same months 2.5%$3,600 median rent

Boathouse Residences90 m · 2015 · 99-yr from 2011 · 57 leases 2.9%$3,250 median rent Kingsford Waterbay200 m · 2018 · 99-yr from 2014 · 193 leases 3.4%$3,100 median rent Riversails260 m · 2016 · 99-yr from 2011 · 116 leases 2.8%$3,425 median rent Rio Vista340 m · 2004 · 99-yr from 2001 · 58 leases 3.2%$4,150 median rent The Florida370 m · 2000 · 99-yr from 1997 · 37 leases 3.1%$4,100 median rent

Estimated gross yield: a year of median rent (leases starting Sep 2025–Aug 2026) over the average sale price of the last 12 months, before costs. No yield is shown with fewer than 3 sales in the year. Rents and sale prices both cover roughly the last 12 months, so read the yield as a guide to that year rather than an exact figure. A higher yield often reflects a lower price, such as an older lease, rather than a better buy.

Source: URA rental contracts, Aug 2026

04 — Lease

84years left of 99

2012Ends 2111

99-year lease from 4 Jun 2012. About 84 years remain as of Nov 2026.

Source: Condo master (URA caveats)

05 — Unit mix

Heron Bay floor plans by bedroom type

11 layouts, from a 1,033 sq ft 3-bedroom to a 2,583 sq ft penthouse. Pick a type to see its floor plans.

Bedroom typeLayoutsSize range

3-Bedroom 4 1,033 – 1,582 sq ft 4 layouts · 1,033 – 1,582 sq ft

Standard B31,033 sq ft Dual Key B41,227 sq ft dual key B4-p1 · dual key B4-p2 · dual key B4a1,582 sq ft

4-Bedroom 4 1,281 – 1,819 sq ft 4 layouts · 1,281 – 1,819 sq ft

Dual key C2-p1 · Dual key C2-p21,819 sq ft Standard C11,281 sq ft Dual Key C21,389 sq ft Standard C1-p1 · Standard C1-p2 · Standard C1-a1,593 sq ft

Penthouse 3 2,271 – 2,583 sq ft 3 layouts · 2,271 – 2,583 sq ft

PH42,400 sq ft PH32,271 sq ft Dual Key PH52,583 sq ft

Source: Developer floor plans; bedroom counts read by Stacked

06 — Location

Near Heron Bay

MRT stations

SE Kangkar LRT 1.1 km · 13 min walk

SE Ranggung LRT 1.4 km · 17 min walk

SE Bakau LRT 1.5 km · 18 min walk

NE Hougang 1.6 km · 19 min walk

Walking times and distances are estimates from OneMap walking routes; a station without a walking time shows the straight-line distance. Check OneMap for your exact route.

Primary schools

Within 1 km

CHIJ Our Lady of the Nativity 700 m · 12 min walk

Punggol Primary SchoolPopular 970 m · 17 min walk

Within 2 km

North Vista Primary School 1.0 km · 19 min walk

North Spring Primary School 1.2 km · 16 min walk

Holy Innocents' Primary SchoolPopular 1.4 km · 19 min walk

Seng Kang Primary School 1.5 km · 23 min walk

Montfort Junior School 1.5 km · 23 min walk

Palm View Primary School 1.6 km · 26 min walk

Rivervale Primary SchoolPopular 1.9 km · 27 min walk

Yio Chu Kang Primary School 2.0 km · 30 min walk

Distances are straight-line, which is what the 1 km and 2 km bands refer to; walking times are estimates from OneMap walking routes. Check the MOE website for confirmation.

Everyday amenities

Park Punggol Park 380 m · 5 min

Clinic ProHealth Medical Group @Hougang 240 m · 3 min

Supermarket FairPrice 320 m · 4 min

Hawker centre Buangkok Hawker Centre 2.0 km · 24 min

Map of the area around Heron Bay, with nearby MRT stations and primary schools — Map data © OpenStreetMap contributors

Source: OneMap walking routes, Nov 2026

07 — Nearby

Condos and supply around Heron Bay

Closest condos

Boathouse Residences90 m · 2015 · 99-yr from 2011 avg $1.36M$1,431 psf Kingsford Waterbay200 m · 2018 · 99-yr from 2014 avg $1.09M$1,461 psf Riversails260 m · 2016 · 99-yr from 2011 avg $1.48M$1,498 psf Rio Vista340 m · 2004 · 99-yr from 2001 avg $1.57M$1,198 psf

Source: URA transactions; OneMap distances, Nov 2026

08 — From Stacked

Questions about Heron Bay

How many years are left on the lease at Heron Bay?

About 84 years. It is a 99-year lease from 2012.

When was Heron Bay completed?

2015.

How many units does Heron Bay have?

394 units, up to 17 storeys.

What sizes are the 3-bedroom units?

1,033 to 1,582 sq ft across four layouts.

What is the price psf at Heron Bay?

15 sales in the last 12 months averaged $1,421 psf, ranging from $1,222 to $1,579 psf.

What did the latest sale go for?

A 1,033 sq ft unit sold for $1.48M ($1,432 psf) on 20 Oct 2026.

How much is the rent at Heron Bay?

Leases starting Sep 2025–Aug 2026 had a median rent of $3,950 a month ($3,500 for a 2-bedroom and $4,000 for a 3-bedroom). That is an estimated gross yield of about 2.8%, before costs.

What is the nearest MRT station?

Kangkar LRT (SE), a 13-minute walk (1.1 km). Ranggung LRT (SE) is 1.4 km away.

Which primary schools are within 1 km?

CHIJ Our Lady of the Nativity, 700 m away and Punggol Primary School, 970 m away.

Who developed Heron Bay?

SERANGOON EC PTE LTD.

Answers generated from the data on this page, Nov 2026

Heron Bay

Heron Bay prices

Heron Bay rent

Heron Bay floor plans by bedroom type

Near Heron Bay

Condos and supply around Heron Bay

Read more about Heron Bay

Questions about Heron Bay