Heron Bay
About Heron Bay
Heron Bay is a 99 years leasehold Executive Condo development located in Hougang, District 19. Completed in 2015, it has a total of 7 blocks within the development and comprises a total of 394 units. It is within walking distance to MRT stations such as Kangkar LRT and Kangkar LRT, which provide residents easy access to other areas of Singapore. For young couples or families with children, Heron Bay is also close to schools like Hearts @ Work, Little Shepherds’ Schoolhouse and North Vista Secondary School. If you're wondering about what you can do around the area, residents can head to nearby supermarkets like Durian full house and Giant Express - Compassvale Bow for groceries and household products. Never worry about your health emergencies or regular health checkups with access to nearby clinics such as Caritas FertilityCare. Singpost Mailbox is the nearest post office where you can get your postal services done. For your leisure and entertainment, head down to the local park - Kangkar Green, to enjoy some fresh air.
Key Property Details
Project Name | Heron Bay |
|---|---|
Address | 63 Upper Serangoon View, Singapore 534014 View on map |
Nearest MRT | Kangkar LRT |
TOP date | 7 Oct 2015 |
Tenure | 99 YEARS |
Project Size | Medium (394 units) |
Number of Units | 394 |
Bedrooms | 2, 3, 4, 5 |
District | D19 |
Neighbourhood | Hougang |
Blocks | 7 |
Floors | 17 |
Property type | Executive Condo |
Land Size | 133,389.6 sqft |
Gross Floor area | 43,372.7 sqm, 466,863.7 sqft |
Developer | Serangoon Ec Pte Ltd |
Buildings in Heron Bay
- 51 Upper Serangoon View534020
- 53 Upper Serangoon View534019
- 55 Upper Serangoon View534018
- 57 Upper Serangoon View534017
Facilities for Heron Bay
Lap Pool
Parking
Security
Spa Pool
Viewing Deck
Wading Pool
Gym
Tennis Court
Floor Plans
Heron Bay has a total of 394 units, from 2 Beds - 2 Bath to 5 Beds - 4 Bath units. There are 29 types of floor plan from 775 sqft to 2,841 sqft
Total floor plans
29 Types
Bedroom type
2, 3, 4, 5
Floor plans for Heron Bay
All
2
3
4
5+
Unit mix of Heron Bay
Bedroom type | Price range (indicative) | Psf range (indicative) | Area range | No. of units | Floor plans |
|---|---|---|---|---|---|
2 room | - | - | 71 - 85 sqm 775 - 915 sqft | 16 | |
3 room | - | - | 95 - 128 sqm 1,023 - 1,378 sqft | 126 | |
3 room dual key | - | - | 113 - 146 sqm 1,227 - 1,582 sqft | 60 | |
3+1 room | - | - | 184 - 185 sqm 1,991 - 2,002 sqft | 3 | |
4 room | - | - | 119 - 147 sqm 1,281 - 1,593 sqft | 77 | |
4 room dual key | - | - | 129 - 168 sqm 1,389 - 1,819 sqft | 62 | |
4 room penthouse | - | - | 210 sqm 2,271 sqft | 4 | |
4+1 room | - | - | 222 - 239 sqm 2,400 - 2,583 sqft | 8 | |
5 room | - | - | 138 - 179 sqm 1,496 - 1,927 sqft | 16 | |
5 room dual key | - | - | 140 - 180 sqm 1,507 - 1,938 sqft | 16 | |
5+1 room | - | - | 263 sqm 2,841 sqft | 2 |
Data is sourced from URA, the official developer brochure, and the 99.co database
Site Plans
Heron Bay has 24 stacks, 7 blocks and up to 17 storeys.
Total blocks
7 Blocks
Total units
394 Units
Site plans and elevation charts for Heron Bay
Site Map of Heron Bay
Pricing & Transaction History
Sale transaction history for Heron Bay
All
Studio
1 BR
2 BR
3 BR
4 BR
5+ BR
Date sold | Block | Unit | Beds | PSF | Area
(sqft) | Price sold |
|---|---|---|---|---|---|---|
03/2026 | 63 | #03-xx | 4 BR | S$ 1,324 | 1,281 | S$ 1.696M |
02/2026 | 53 | #02-xx | 3 BR | S$ 1,222 | 1,259 | S$ 1.539M |
01/2026 | 55 | #10-xx | 4 BR | S$ 1,435 | 1,281 | S$ 1.838M |
12/2025 | 57 | #15-xx | 4 BR | S$ 1,444 | 1,281 | S$ 1.850M |
12/2025 | 53 | #06-xx | 5 BR | S$ 1,447 | 1,507 | S$ 2.180M |
11/2025 | 53 | #1x-xx | 5 BR | S$ 1,557 | 1,496 | S$ 2.330M |
10/2025 | 63 | #0x-xx | 4 BR | S$ 1,489 | 1,281 | S$ 1.908M |
10/2025 | 57 | #1x-xx | 4 BR | S$ 1,405 | 1,281 | S$ 1.800M |
09/2025 | 57 | #1x-xx | 3 BR | S$ 1,357 | 1,023 | S$ 1.388M |
09/2025 | 55 | #0x-xx | 3 BR | S$ 1,409 | 1,033 | S$ 1.456M |
09/2025 | 61 | #0x-xx | 3 BR | S$ 1,306 | 1,034 | S$ 1.350M |
09/2025 | 57 | #1x-xx | 3 BR | S$ 1,398 | 1,023 | S$ 1.430M |
08/2025 | 53 | #1x-xx | 3 BR | S$ 1,345 | 1,022 | S$ 1.375M |
08/2025 | 53 | #1x-xx | 5 BR | S$ 1,493 | 1,507 | S$ 2.250M |
08/2025 | 55 | #0x-xx | 3 BR | S$ 1,304 | 1,227 | S$ 1.600M |
07/2025 | 61 | #1x-xx | 4 BR | S$ 1,390 | 1,388 | S$ 1.930M |
07/2025 | 57 | #0x-xx | 3 BR | S$ 1,326 | 1,033 | S$ 1.370M |
07/2025 | 57 | #1x-xx | 4 BR | S$ 1,386 | 1,389 | S$ 1.925M |
06/2025 | 53 | #0x-xx | 2 BR | S$ 1,202 | 915 | S$ 1.100M |
06/2025 | 57 | #1x-xx | 3 BR | S$ 1,369 | 1,023 | S$ 1.400M |
Rent transaction history for Heron Bay
All
Studio
1 BR
2 BR
3 BR
4 BR
5+ BR
Date | Beds | PSF | Area
(sqft) | Price |
|---|---|---|---|---|
03/2026 | 3 BR | S$ 3.97 | 1,000-1,100 | S$ 4,100 |
02/2026 | 2 BR | S$ 4.52 | 700-800 | S$ 3,500 |
01/2026 | 3 BR | S$ 3.87 | 1,000-1,100 | S$ 4,000 |
01/2026 | 3 BR | S$ 3.87 | 1,000-1,100 | S$ 4,000 |
12/2025 | 2 BR | S$ 4.39 | 700-800 | S$ 3,400 |
12/2025 | 3 BR | S$ 2.65 | 1,200-1,300 | S$ 3,400 |
12/2025 | 3 BR | S$ 3.87 | 1,000-1,100 | S$ 4,000 |
11/2025 | 3 BR | S$ 2.73 | 1,200-1,300 | S$ 3,500 |
11/2025 | 2 BR | S$ 4.52 | 700-800 | S$ 3,500 |
11/2025 | 3 BR | S$ 3.97 | 1,000-1,100 | S$ 4,100 |
09/2025 | 4 BR | S$ 2.88 | 1,300-1,400 | S$ 4,000 |
08/2025 | 3 BR | S$ 3.87 | 1,000-1,100 | S$ 4,000 |
07/2025 | 3 BR | S$ 4.21 | 1,000-1,100 | S$ 4,350 |
07/2025 | 3 BR | S$ 1.76 | 1,200-1,300 | S$ 2,260 |
06/2025 | 4 BR | S$ 3.28 | 1,200-1,300 | S$ 4,200 |
06/2025 | 3 BR | S$ 3.87 | 1,000-1,100 | S$ 4,000 |
06/2025 | 3 BR | S$ 3.87 | 1,000-1,100 | S$ 4,002 |
05/2025 | 3 BR | S$ 3.87 | 1,000-1,100 | S$ 4,000 |
12/2024 | 2 BR | S$ 4.90 | 700-800 | S$ 3,800 |
11/2024 | 4 BR | S$ 3.36 | 1,200-1,300 | S$ 4,300 |
Payment structure & financing options
Sale price
Mortgage calculation
on 2% interest rate
S$ 4,158
/month
Downpayment (25%)
S$ 375k
Loan amount (75%)
S$ 1.13m
Tenure (yrs)
5
35
Loan (%)
10
75
Interest (%)
0
5
Max your HDB Sale
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Location
Location of Heron Bay
Taxi
Public Transport
Driving
Add locations your travel to frequently to calculate travel time
2 Transfers
S$ 1.76
3 Transfers
S$ 1.75
3 Transfers
S$ 1.71
Amenities nearby Heron Bay
Schools | Distance |
|---|---|
Hearts @ Work | 654 m |
Little Shepherds’ Schoolhouse | 676 m |
North Vista Secondary School | 700 m |
Supermarkets | Distance |
|---|---|
FairPrice Upper Serangoon View | 2 mins (80 m) |
FairPrice - Serangoon View | 2 mins (115 m) |
Fortune Supermarket Pte Ltd | 5 mins (324 m) |
Parks | Distance |
|---|---|
Kangkar Green | 3 mins (147 m) |
Dog Run @ Punggol Park | 6 mins (361 m) |
Buangkok Forest | 6 mins (406 m) |
Similar Condos
Condos similar to Heron Bay
Search for CondosCondos nearby Heron BayNearby (within the region) | |||
|---|---|---|---|
 Heron Bay | |||
Upper Serangoon View · D19 | Upper Serangoon View · D19 | Upper Serangoon View · D19 | Upper Serangoon Crescent · D19 |
All BR S$ 1,375 avg. psf 1 BR - 2 BR S$ 1,202 avg. psf 3 BR S$ 1,335 avg. psf 4+ BR S$ 1,427 avg. psf | All BR S$ 1,417 avg. psf 1 BR - 2 BR S$ 1,399 avg. psf 3 BR S$ 1,413 avg. psf 4+ BR S$ 1,475 avg. psf | All BR S$ 1,466 avg. psf 1 BR S$ 1,484 avg. psf 2 BR S$ 1,496 avg. psf 3 BR S$ 1,425 avg. psf 4+ BR S$ 1,491 avg. psf | All BR S$ 1,465 avg. psf 1 BR S$ 1,461 avg. psf 2 BR S$ 1,444 avg. psf 3 BR S$ 1,517 avg. psf 4+ BR S$ 1,265 avg. psf |
TOP in 2015 | TOP in 2015 | TOP in 2018 | TOP in 2016 |
394 units | 493 units | 1165 units | 921 units |
99 year leasehold | 99 year leasehold | 99 year leasehold | 99 year leasehold |
Condos with similar psf to Heron BayNearby (within the region) | |||
|---|---|---|---|
Heron Bay | |||
Upper Serangoon View · D19 | Upper Paya Lebar Road · D19 | Kovan Road · D19 | Tampines Avenue 8 · D18 |
All BR S$ 1,375 avg. psf 1 BR - 2 BR S$ 1,202 avg. psf 3 BR S$ 1,335 avg. psf 4+ BR S$ 1,427 avg. psf | All BR S$ 1,380 avg. psf 1 BR - 2 BR - 3 BR - 4+ BR - | All BR S$ 1,367 avg. psf 1 BR - 2 BR S$ 1,371 avg. psf 3 BR S$ 1,363 avg. psf 4+ BR - | All BR S$ 1,387 avg. psf 1 BR - 2 BR S$ 1,377 avg. psf 3 BR S$ 1,387 avg. psf 4+ BR S$ 1,392 avg. psf |
TOP in 2015 | TOP in 2008 | TOP in 1999 | TOP in 2014 |
394 units | 29 units | 20 units | 574 units |
99 year leasehold | Freehold | Freehold | 99 year leasehold |
Condos with similar TOP to Heron BayNearby (within the region) | |||
|---|---|---|---|
Heron Bay | |||
Upper Serangoon View · D19 | Upper Serangoon View · D19 | Sengkang East Avenue · D19 | Jalan Naung · D19 |
All BR S$ 1,375 avg. psf 1 BR - 2 BR S$ 1,202 avg. psf 3 BR S$ 1,335 avg. psf 4+ BR S$ 1,427 avg. psf | All BR S$ 1,417 avg. psf 1 BR - 2 BR S$ 1,399 avg. psf 3 BR S$ 1,413 avg. psf 4+ BR S$ 1,475 avg. psf | All BR S$ 1,405 avg. psf 1 BR S$ 1,480 avg. psf 2 BR S$ 1,407 avg. psf 3 BR S$ 1,369 avg. psf 4+ BR S$ 1,421 avg. psf | All BR - 1 BR - 2 BR - 3 BR - 4+ BR - |
TOP in 2015 | TOP in 2015 | TOP in 2015 | TOP in 2015 |
394 units | 493 units | 590 units | 60 units |
99 year leasehold | 99 year leasehold | 99 year leasehold | 999 year leasehold |
Condos with similar no. of units to Heron BayNearby (within the region) | |||
|---|---|---|---|
Heron Bay | |||
Upper Serangoon View · D19 | Hougang Avenue 7 · D19 | Kovan Rise · D19 | Rivervale Link · D19 |
All BR S$ 1,375 avg. psf 1 BR - 2 BR S$ 1,202 avg. psf 3 BR S$ 1,335 avg. psf 4+ BR S$ 1,427 avg. psf | All BR S$ 1,114 avg. psf 1 BR - 2 BR - 3 BR S$ 1,139 avg. psf 4+ BR - | All BR S$ 1,944 avg. psf 1 BR S$ 1,849 avg. psf 2 BR S$ 1,770 avg. psf 3 BR S$ 2,016 avg. psf 4+ BR - | All BR S$ 1,137 avg. psf 1 BR - 2 BR - 3 BR S$ 1,128 avg. psf 4+ BR S$ 1,163 avg. psf |
TOP in 2015 | TOP in 1999 | TOP in 2015 | TOP in 2004 |
394 units | 394 units | 393 units | 391 units |
99 year leasehold | 99 year leasehold | 99 year leasehold | 99 year leasehold |
Price data is sourced from URA, Realis and HDB for the past 1 year
Search for CondosProperty Insights
Profitability (All time)
26 profitable transactions in the past 1 year
4.7 - 9.8%
gain per year, avg. years held 9.9
Sale price trend overtime
1M
3M
6M
1Y
5Y
10Y
Data Source: URA, Realis and 99.co
Powered by 99.co Researcher
Rent price trend overtime
1M
3M
6M
1Y
5Y
10Y
Data Source: URA, Realis and 99.co
Powered by 99.co Researcher
For rentals, price start from S$ 2,200 to S$ 5,200. The average rent is S$ 3.84 PSF over the past six months and S$ 3.66 PSF over the year. Recent rental deals include the latest at S$ 4,100, with the highest rent reaching S$ 5,000.
Nearby condo project comparison
Project | Tenure | TOP | MRT Distance | Price range (Sale) | Avg. Price (Sale) | Price range (Rent) | Avg. Price (Rent) | Rental Yield |
|---|---|---|---|---|---|---|---|---|
| Heron Bay | 99 yrs | 2015 | SE 4  11 mins (823m)Kangkar LRT | 1,215.32 - 1,592.57 psf | 1,452.7 psf | 2,200 - 5,200 /mo | 3,912.5 /mo | 3.21% |
| Kingsford Waterbay | 99 yrs | 2018 | SE 4 14 mins (1064m)Kangkar LRT | 1,293.76 - 1,743.66 psf | 1,525.96 psf | 999 - 4,200 /mo | 2,999.97 /mo | 3.88% |
| Riversails | 99 yrs | 2016 | SE 4 8 mins (563m)Kangkar LRT | 1,359 - 1,626.33 psf | 1,522.1 psf | 1,300 - 4,700 /mo | 3,562.68 /mo | 3.32% |
| Boathouse Residences | 99 yrs | 2015 | SE 4 12 mins (891m)Kangkar LRT | 1,250 - 1,545.02 psf | 1,377.94 psf | 1,100 - 4,300 /mo | 3,050 /mo | 3.42% |
| Riversound Residence | 99 yrs | 2015 | SE 4 4 mins (316m)Kangkar LRT | 1,026.12 - 1,623.89 psf | 1,335.71 psf | 1,000 - 4,800 /mo | 3,696.43 /mo | 3.58% |
| Austville Residences | 99 yrs | 2014 | SE 4 5 mins (349m)Kangkar LRT | 1,152.54 - 1,531.77 psf | 1,400.12 psf | 1,000 - 4,800 /mo | 3,542.5 /mo | 3.64% |
| Rio Vista | 99 yrs | 2004 | CR 8NE 14 12 mins (951m)Hougang MRT | 1,218.57 - 1,374.41 psf | 1,281.79 psf | 900 - 4,600 /mo | 2,203.57 /mo | 3.42% |
| Park Green | 99 yrs | 2004 | SE 5 6 mins (416m)Ranggung LRT | 1,121.86 - 1,228.97 psf | 1,170.78 psf | 1,150 - 4,400 /mo | 2,141.67 /mo | 3.31% |
| The Florida | 99 yrs | 2000 | CR 8NE 14 11 mins (874m)Hougang MRT | 1,122.29 - 1,290.32 psf | 1,215.45 psf | 980 - 4,800 /mo | 2,960 /mo | 3.4% |
Project Review
Suman Rizu
1 year agoSecurity very strong 😀
Johnny Johnny
2 years agoClean and big Condo with many blocks.
Anitha Ananth
3 years agoHigh secured lift access. Place is quite near to fairprice
luv_thy_pet luv_thy_pet
3 years agoViewed a studio unit that was dual key. Great for an adult of 1 person. Fully furnished.
FAQs
General FAQs
When did the Heron Bay TOP?
Heron Bay obtained its TOP (Temporary Occupation Permit) in 2015.
What is the address of Heron Bay?
The address of Heron Bay is 63 Upper Serangoon View, Singapore.
What is the tenure for Heron Bay?
The tenure of Heron Bay is 99 Years, starting from 2015. Upon expiration, the land reverts to the state unless the lease is renewed.
How many units are there in Heron Bay?
Heron Bay has a total of 394 residential units with numerous bedroom configurations to choose from.
How many blocks does Heron Bay have?
Heron Bay has a total of 7 blocks within the development.
What is the postal code of Heron Bay?
The postal code of Heron Bay is 534014.
Where to get floor plans for Heron Bay?
You can find the floor plan layouts and unit configurations of Heron Bay in the Floor Plan section above.
Where can I find the Heron Bay Site Plan?
You can view the site plans and elevation charts for Heron Bay in the Site Plan section above.
Located FAQs
What is the nearest MRT Station to Heron Bay?
Heron Bay is well-served by nearby MRT/LRT stations, such as Kangkar which is close to the development.
What are the schools nearby Heron Bay?
Some of the nearest schools from Heron Bay are Hearts @ Work, Little Shepherds’ Schoolhouse and North Vista Secondary School, providing families with quality education close to home.
Where are the bus stops near Heron Bay?
Several bus stops can be found near Heron Bay, such as After Sengkang East Avenue, Before Sengkang East Avenue and Serangoon Secondary School which is located close to the development.
What condo facilities are available to residents of Heron Bay?
Some facilities at Heron Bay are available, such as Lap Pool, Parking and Security. Ensuring the lifestyle convenience of every resident.
Price FAQs
What is the sale price of Heron Bay?
The average sale price of Heron Bay in the past 6 months is S$ 1.89M.
What is the rental price of Heron Bay?
The average rent at Heron Bay in the past 6 months is S$ 3.75K, depending on unit size and type.
What is the price range of units in Heron Bay?
The price range of units for sale in Heron Bay is S$ 1,130,000 ~ S$ 3,300,000. The prices depend on size, location within the development, and the overall demand in the new launch market.
What is the average PSF for Heron Bay?
The current price per square foot (PSF) at Heron Bay averages around S$ 1,215 psf ~ S$ 1,626 psf, depending on the unit type, floor, and view.
Investment & Finance FAQs
What is the rental yield at Heron Bay?
The latest data puts the average gross rental yield at ≈ 3%.
How much upfront cash/CPF do I need for a S$ 1,130,000 unit at Heron Bay?
At a 75% LTV, the down-payment is S$ 282,500 (25%), of which at least S$ 56,500 (5%) must be in cash; the balance can come from CPF OA savings.
What property-tax rates apply if I rent out my unit at Heron Bay?
Non-owner-occupied residential property at Heron Bay is taxed on a progressive scale of 12%–36% of Annual Value (AV) from 2026. Owner-occupiers enjoy lower 0%–32% rates.
Property News
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About the information on this page
The information on this page contains the latest available details about this development which is a mix of information generated by the 99.co team and facts obtained from official developer sources. This includes, and is not limited to, the official developer brochure, to bring you the most accurate information to help with your choice of condo.
If any of the information is inaccurate, please contact us and we will amend the details as soon as possible. If you have any queries, compliments, or feedback on how we can learn to serve you better, please also feel free to reach out to us. We’re listening!
Please read our full terms and conditions on 99.co’s website or learn more about 99 Group.
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