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Heron Bay

2015
4.7
(42 reviews)

Listings at Heron Bay

Any

2 BR

3 BR

4 BR

5 BR

Heron Bay

S$ 1,999,999

Heron Bay

  • beds4
  • baths2
  • sqft1281
Heron Bay

S$ 1,950,000

Heron Bay

  • beds4
  • baths2
  • sqft1281
Heron Bay

S$ 2,100,000

Heron Bay

  • beds4
  • baths3
  • sqft1389
Heron Bay

S$ 3,100,000

Heron Bay

  • beds4
  • baths3
  • sqft2002
Heron Bay

S$ 3,300,000

Heron Bay

  • beds4
  • baths4
  • sqft2583
Heron Bay

S$ 1,800,000

Heron Bay

  • beds4
  • baths2
  • sqft1281

Key Property Details

Project Name

Heron Bay

Address

63 Upper Serangoon View, Singapore 534014
Go to location widgetView 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

    Lap Pool

  • Parking

    Parking

  • Security

    Security

  • Spa Pool

    Spa Pool

  • Viewing Deck

    Viewing Deck

  • Wading Pool

    Wading Pool

  • Gym

    Gym

  • Tennis Court

    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

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

2 floorplans

3 room

-

-

95 - 128 sqm 1,023 - 1,378 sqft

126

8 floorplans

3 room dual key

-

-

113 - 146 sqm 1,227 - 1,582 sqft

60

3 floorplans

3+1 room

-

-

184 - 185 sqm 1,991 - 2,002 sqft

3

2 floorplans

4 room

-

-

119 - 147 sqm 1,281 - 1,593 sqft

77

3 floorplans

4 room dual key

-

-

129 - 168 sqm 1,389 - 1,819 sqft

62

2 floorplans

4 room penthouse

-

-

210 sqm 2,271 sqft

4

1 floorplans

4+1 room

-

-

222 - 239 sqm 2,400 - 2,583 sqft

8

2 floorplans

5 room

-

-

138 - 179 sqm 1,496 - 1,927 sqft

16

2 floorplans

5 room dual key

-

-

140 - 180 sqm 1,507 - 1,938 sqft

16

2 floorplans

5+1 room

-

-

263 sqm 2,841 sqft

2

2 floorplans

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

Heron Bay Condo Site Plan in Hougang by Serangoon Ec Pte Ltd - Photo 0

Site Map of Heron Bay

Pricing & Transaction History

Sale transaction history for Heron Bay

619 sale transactions

All

Studio

1 BR

2 BR

3 BR

4 BR

5+ BR

Date sold
Block
Unit
Beds
PSF
Area (sqft)
Price sold
06/2026
63
#17-xx
3 BR
S$ 1,468
1,022
S$ 1.500M
05/2026
63
#13-xx
3 BR
S$ 1,368
1,034
S$ 1.415M
05/2026
53
#12-xx
2 BR
S$ 1,484
775
S$ 1.150M
04/2026
51
#08-xx
3 BR
S$ 1,402
1,034
S$ 1.450M
04/2026
61
#03-xx
3 BR
S$ 1,339
1,034
S$ 1.385M
03/2026
63
#0x-xx
4 BR
S$ 1,324
1,281
S$ 1.696M
02/2026
53
#0x-xx
3 BR
S$ 1,222
1,259
S$ 1.539M
01/2026
55
#1x-xx
4 BR
S$ 1,435
1,281
S$ 1.838M
12/2025
57
#1x-xx
4 BR
S$ 1,444
1,281
S$ 1.850M
12/2025
53
#0x-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

Source: URA, Realis and 99.co

Rent transaction history for Heron Bay

110 rent transactions

All

Studio

1 BR

2 BR

3 BR

4 BR

5+ BR

Date
Beds
PSF
Area (sqft)
Price
04/2026
3 BR
S$ 3.92
1,000-1,100
S$ 4,050
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

Source: URA, Realis and 99.co

Payment structure & financing options

Sale price

S$

S$ 3,826

/month

Principal
S$ 2,101
Interest
S$ 1,725

Downpayment (25%)

S$ 345k

Loan amount (75%)

S$ 1.04m

Tenure (yrs)

5

35

Loan (%)

10

75

Interest (%)

0

5

Location

Location of Heron Bay

Heron Bay is located at 51 Upper Serangoon View in District 19. The nearest MRT station to Heron Bay is Kangkar LRT.

Taxi

Public Transport

Driving

Add locations your travel to frequently to calculate travel time

Changi Airport

2 Transfers

56 mins

S$ 1.76

Raffles Place

3 Transfers

44 mins

S$ 1.75

Orchard Road

3 Transfers

44 mins

S$ 1.71

Amenities nearby Heron Bay

Schools

Distance

Hearts @ Work

654 m

Little Shepherds’ Schoolhouse

676 m

North Vista Secondary School

700 m

MRT Stations

Distance

Kangkar

823 m

Ranggung

1.0 km

Hougang

1.3 km

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 Condos
Heron Bay is near other developments like Boathouse Residences, Kingsford Waterbay and Riversails.

Condos nearby Heron Bay

Nearby (within the region)
Heron Bay

Heron Bay

Boathouse Residences

Boathouse Residences

Kingsford Waterbay

Kingsford Waterbay

Riversails

Riversails

Upper Serangoon View · D19

Upper Serangoon View · D19

Upper Serangoon View · D19

Upper Serangoon Crescent · D19

All BR

S$ 1,399 avg. psf

1 BR

-

2 BR

S$ 1,484 avg. psf

3 BR

S$ 1,356 avg. psf

4+ BR

S$ 1,443 avg. psf

All BR

S$ 1,414 avg. psf

1 BR

S$ 1,291 avg. psf

2 BR

S$ 1,368 avg. psf

3 BR

S$ 1,447 avg. psf

4+ BR

S$ 1,513 avg. psf

All BR

S$ 1,458 avg. psf

1 BR

S$ 1,452 avg. psf

2 BR

S$ 1,479 avg. psf

3 BR

S$ 1,439 avg. psf

4+ BR

S$ 1,597 avg. psf

All BR

S$ 1,491 avg. psf

1 BR

S$ 1,485 avg. psf

2 BR

S$ 1,443 avg. psf

3 BR

S$ 1,537 avg. psf

4+ BR

-

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

Price data is sourced from URA, Realis and HDB for the past 1 year

Search for Condos

Property Insights

Profitability (All time)

21 Profitable transactions
0 Unprofitable transactions

Sale price trend overtime

1M

3M

6M

1Y

5Y

10Y

Last 6 months S$1,380.37 Avg. psf
Last 1 year S$1,399.45 Avg. psf

Data Source: URA, Realis and 99.co

Powered by 99.co Researcher

Jul 25Aug 25Sep 25Oct 25Nov 25Dec 25Jan 26Feb 26Mar 26Apr 26May 26Jun 26S$ 0S$ 500kS$ 1.0MS$ 1.5MS$ 2.0MS$ 2.5MAvg. transaction price0246810Transaction volumeTransaction volumeAvg. transaction price

Rent price trend overtime

1M

3M

6M

1Y

5Y

10Y

Last 6 months S$4.14 Avg. psf
Last 1 year S$3.77 Avg. psf

Data Source: URA, Realis and 99.co

Powered by 99.co Researcher

Jul 25Aug 25Sep 25Oct 25Nov 25Dec 25Jan 26Feb 26Mar 26Apr 26S$ 0S$ 1kS$ 2kS$ 3kS$ 4kS$ 5kAvg. transaction price0246810Transaction volumeTransaction volumeAvg. transaction price
Properties at Heron Bay are currently on the market, priced between S$ 1.38M to S$ 3.3M. On average, units have sold for S$ 1,380.37 PSF over the past six months and S$ 1,399.45 PSF over the past year. Recent sales include a latest transaction at S$ 1.5 M with the highest sale recorded at S$ 3.15 M.

For rentals, price start from S$ 2,200 to S$ 5,500. The average rent is S$ 4.14 PSF over the past six months and S$ 3.77 PSF over the year. Recent rental deals include the latest at S$ 4,050, 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 Bay99 yrs2015
SE 4
Walk Icon11 mins (823m)
Kangkar LRT
1,161.44 - 1,561.28 psf1,395.96 psf1,250 - 5,500 /mo3,757.3 /mo3.15%
Kingsford Waterbay99 yrs2018
SE 4
Walk Icon14 mins (1064m)
Kangkar LRT
1,215.6 - 1,769.91 psf1,537.51 psf866 - 5,500 /mo2,881.81 /mo3.89%
Riversails99 yrs2016
SE 4
Walk Icon8 mins (563m)
Kangkar LRT
1,213.5 - 1,665.05 psf1,501.51 psf1,300 - 5,500 /mo3,471.43 /mo3.27%
Boathouse Residences99 yrs2015
SE 4
Walk Icon12 mins (891m)
Kangkar LRT
1,250 - 1,584.7 psf1,370.64 psf1,099 - 4,500 /mo2,857.25 /mo3.41%
Riversound Residence99 yrs2015
SE 4
Walk Icon4 mins (316m)
Kangkar LRT
1,086.96 - 1,623.89 psf1,452.71 psf1,000 - 5,000 /mo3,308.46 /mo3.6%
Austville Residences99 yrs2014
SE 4
Walk Icon5 mins (349m)
Kangkar LRT
1,152.54 - 1,586.69 psf1,432.54 psf3,500 - 4,500 /mo3,974.88 /mo3.58%
Rio Vista99 yrs2004
CR 8NE 14
Walk Icon12 mins (951m)
Hougang MRT
1,173.15 - 1,361.09 psf1,294.63 psf900 - 5,500 /mo3,188.46 /mo3.36%
Park Green99 yrs2004
SE 5
Walk Icon6 mins (416m)
Ranggung LRT
1,121.86 - 1,231.1 psf1,167.77 psf1,150 - 4,200 /mo2,675 /mo3.33%
The Florida99 yrs2000
CR 8NE 14
Walk Icon11 mins (874m)
Hougang MRT
1,112.35 - 1,295.9 psf1,217.84 psf1,000 - 4,600 /mo2,368 /mo3.27%

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2 BR

3 BR

4 BR

5 BR

Kingsford Waterbay - 2 Beds • 2 Baths • 689 sqft

CONDO FOR SALE

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Kingsford Waterbay

2 Beds  2 Baths  689 sqft

Midtown Residences - 1 Bath • 452 sqft

APARTMENT FOR SALE

S$ 760,000

Midtown Residences

1 Bath  452 sqft

Compass Heights - 1 Bed • 1 Bath • 667 sqft

CONDO FOR SALE

S$ 988,000

Compass Heights

1 Bed  1 Bath  667 sqft

Riverfront Residences - 2 Beds • 1 Bath • 861 sqft

CONDO FOR SALE

S$ 1,349,000

Riverfront Residences

2 Beds  1 Bath  861 sqft

The Quartz - 3 Beds • 3 Baths • 1,539 sqft

CONDO FOR SALE

S$ 2,280,000

The Quartz

3 Beds  3 Baths  1,539 sqft

Parc Vera - 3 Beds • 3 Baths • 1,130 sqft

CONDO FOR SALE

S$ 2,000,000

Parc Vera

3 Beds  3 Baths  1,130 sqft

Kingsford Waterbay - 1 Bed • 1 Bath • 484 sqft

CONDO FOR SALE

S$ 720,000

Kingsford Waterbay

1 Bed  1 Bath  484 sqft

Midtown Residences - 2 Beds • 2 Baths • 646 sqft

CONDO FOR SALE

S$ 1,150,000

Midtown Residences

2 Beds  2 Baths  646 sqft

Esparina Residences - 2 Beds • 2 Baths • 829 sqft

EXEC CONDO FOR SALE

S$ 1,500,000

Esparina Residences

2 Beds  2 Baths  829 sqft

Riverfront Residences - 2 Beds • 2 Baths • 861 sqft

APARTMENT FOR SALE

S$ 1,389,000

Riverfront Residences

2 Beds  2 Baths  861 sqft

Riversails - 4 Beds • 4 Baths • 2,637 sqft

CONDO FOR SALE

S$ 3,200,000

Riversails

4 Beds  4 Baths  2,637 sqft

Boathouse Residences - 2 Beds • 1 Bath • 732 sqft

CONDO FOR SALE

S$ 999,999

Boathouse Residences

2 Beds  1 Bath  732 sqft

Rio Vista - 3 Beds • 3 Baths • 1,249 sqft

CONDO FOR SALE

S$ 1,600,000

Rio Vista

3 Beds  3 Baths  1,249 sqft

Rivervale Crest - 3 Beds • 3 Baths • 1,196 sqft

CONDO FOR SALE

S$ 1,390,000

Rivervale Crest

3 Beds  3 Baths  1,196 sqft

Kingsford Waterbay - 3 Beds • 2 Baths • 850 sqft

CONDO FOR SALE

S$ 1,280,000

Kingsford Waterbay

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Sengkang Grand Residences - 1+1 Bed • 1 Bath • 474 sqft

APARTMENT FOR SALE

S$ 968,000

Sengkang Grand Residences

1+1 Bed  1 Bath  474 sqft

Sengkang Grand Residences - 3 Beds • 2 Baths • 936 sqft

APARTMENT FOR SALE

S$ 1,980,000

Sengkang Grand Residences

3 Beds  2 Baths  936 sqft

The Rivervale - 3 Beds • 3 Baths • 1,270 sqft

CONDO FOR SALE

S$ 1,350,000

The Rivervale

3 Beds  3 Baths  1,270 sqft

Midtown Residences - 2 Beds • 2 Baths • 646 sqft

CONDO FOR SALE

S$ 1,190,000

Midtown Residences

2 Beds  2 Baths  646 sqft

Project Review

Heron Bay reviews
4.7
42 reviews

  • Suman Rizu

    1 year ago

    Security very strong 😀

  • Johnny Johnny

    2 years ago

    Clean and big Condo with many blocks.

  • Anitha Ananth

    3 years ago

    High secured lift access. Place is quite near to fairprice

  • luv_thy_pet luv_thy_pet

    3 years ago

    Viewed 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$ 1.5M.

What is the rental price of Heron Bay?

The average rent at Heron Bay in the past 6 months is S$ 3.93K, 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$ 1,380,000 ~ 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$ 1,161 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$ 1,380,000 unit at Heron Bay?

At a 75% LTV, the down-payment is S$ 345,000 (25%), of which at least S$ 69,000 (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

Latest New Launch News

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.

This page on Heron Bay was last updated on .

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