Heron Bay
Upper Serangoon View · District 19 · Outside Central Region (OCR) · 99 yrs lease commencing from 2012
Heron Bay is an executive condominium development in District 19 (OCR). Based on 162 URA-recorded transactions from 2021–2026, its median price is $1,453,000, with prices moving about 5.6%/yr.
Median price
$1,453,000
2021–2026 (URA)
Appreciation
5.6%/yr
median trend
Gross yield
—
rental n/a
Lease
~85 yrs left
leasehold
What a unit at Heron Bay costs
| Unit | Size | Est. price | Growth |
|---|---|---|---|
| 2-bed | ~775 sqft | ~$1,150,100 | +42.9% |
| 3-bed | ~1033 sqft | ~$1,449,299 | +34.3% |
| 4-bed | ~1281 sqft | ~$1,696,044 | +31.3% |
| 5-bed | ~1819 sqft | ~$2,673,930 | +66.2% |
Estimated price = each unit type’s typical area × latest median PSF. Appreciation is the median price-per-sqft move for that size over 2021–2026 (URA). Segment median — not one unit tracked.
Heron Bay median price per sqft, by year
Median PSF of actual URA transactions each year, with year-on-year change.
Does Heron Bay fit your budget?
GrowKaki models the real take-home — net of stamp duty, agent fee, mortgage interest and CPF — for the exact unit your budget reaches, then hands you to an agent when you’re ready.
Plan your purchase →Units for sale at Heron Bay
Heron Bay — common questions
What is the price trend at Heron Bay?
Across 162 URA-recorded transactions from 2021 to 2026, median prices at Heron Bay have moved about 5.6%/yr. The latest median resale is around $1,403 psf.
How much does a unit at Heron Bay cost?
Units at Heron Bay currently range roughly from $1,150,100 upward, depending on size — estimated from each unit type's typical area and latest median PSF.
Is Heron Bay a good investment?
Heron Bay sits in Outside Central Region (OCR). It has appreciated ~5.6%/yr recently. Whether it's right for you depends on your budget, purpose and holding period — GrowKaki models the net take-home after stamp duty, agent fee and CPF.
How many years are left on the lease at Heron Bay?
Heron Bay is 99 yrs lease commencing from 2012 — ~85 yrs left on the lease.