We track 199 sales and 75 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the HERON BAY dashboard.
- Average sale price: $1,458,746 across 199 transactions
- Estimated gross rental yield: 3.0%
- District 19 PSF ranking: Value tier (top 77%)
- 99 yrs lease commencing from 2012 · OCR · D19 · 394 units
About HERON BAY
HERON BAY is a 99 yrs lease commencing from 2012 condominium, located at UPPER SERANGOON VIEW in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by SERANGOON EC PTE LTD, comprising 394 residential units, completed in 2016.
With approximately 85 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at HERON BAY:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 9 | $1,143 psf | $918,000 |
| 3 BR | 129 | $1,176 psf | $1,341,138 |
| 4 BR | 50 | $1,156 psf | $1,691,796 |
| 5+ BR | 11 | $944 psf | $2,221,081 |
Sales Market Overview
HERON BAY has recorded 199 sale transactions with an average transaction price of $1,458,746, ranging from $805,000 to $3,150,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 66 | $959 psf | $1,286,152 | — |
| 2022 | 31 | $1,071 psf | $1,281,648 | ↑ 11.7% |
| 2023 | 22 | $1,230 psf | $1,529,455 | ↑ 14.8% |
| 2024 | 42 | $1,306 psf | $1,662,349 | ↑ 6.2% |
| 2025 | 32 | $1,364 psf | $1,660,903 | ↑ 4.4% |
| 2026 | 6 | $1,368 psf | $1,509,648 | ↑ 0.3% |
HERON BAY ranks in the top 77% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, HERON BAY trades 25.4% below the segment benchmark.
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Rental Market Overview
HERON BAY has recorded 75 rental transactions with monthly rents averaging $3,598/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 12 | $3,367/mo | $2,500/mo | $4,000/mo |
| 3 BR | 37 | $3,561/mo | $1,600/mo | $5,000/mo |
| 4 BR | 24 | $3,821/mo | $1,800/mo | $4,600/mo |
| 5+ BR | 2 | $3,000/mo | $1,700/mo | $4,300/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 14 | $2,964/mo |
| 2022 | 19 | $3,576/mo |
| 2023 | 13 | $3,895/mo |
| 2024 | 10 | $3,742/mo |
| 2025 | 14 | $3,765/mo |
| 2026 | 5 | $3,930/mo |
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Investment Analysis
Based on average rents and sale prices, HERON BAY delivers an estimated gross rental yield of 3.0%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 19
Side-by-side comparison against the most actively traded condos in District 19 (Punggol, Hougang, Serangoon Gardens):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | 916 | $2,596 psf | 868 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 1410 | $1,746 psf | 849 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 1451 | $1,590 psf | 629 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 1012 | $1,699 psf | 597 |
| SERANGOON GARDEN ESTATE | Freehold | — | $1,742 psf | 467 |
Location Map
Map shows HERON BAY (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- HERON BAY
- Kangkar MRT
- Ranggung MRT
- Bakau MRT
- Hougang MRT
- Buangkok MRT
- Rivervale Primary School
- Nan Chiau Primary School
- Seng Kang Primary School
Nearby MRT Stations
HERON BAY is 800m from Kangkar MRT (Sengkang LRT), with 5 stations within 1.5 km.
Nearby Schools
There are 8 schools within 2 km of HERON BAY.
| School | Type | Distance |
|---|---|---|
| Rivervale Primary School | Primary | 1.2 km |
| Nan Chiau Primary School | Primary | 1.7 km |
| Seng Kang Primary School | Primary | 1.7 km |
| Compassvale Primary School | Primary | 1.7 km |
| Sengkang Secondary School | Secondary | 1.8 km |
| Greendale Secondary School | Secondary | 1.8 km |
| Greendale Primary School | Primary | 1.9 km |
| Sengkang Green Primary School | Primary | 2.0 km |
FAQ
What is the average price for HERON BAY?
What is the rental yield for HERON BAY?
Is HERON BAY freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 199 transactions analysed
- Rental data: 75 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for HERON BAY
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