Heron Bay
UPPER SERANGOON VIEW · D19
Median PSF · 12m
S$1,440
Median price · 12m
S$1.75M
Latest sale
S$1.46M
Jul 2026
1-year change
+7.1%
Sales · 12m
16
159 all time
Gross yield
3.03%
12 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +44.7%
- Annualised
- +7.3%
- Transactions
- 159
- 1 year
- +7.1%
- 3 years p.a.
- +5.4%
- 5 years p.a.
- +7.1%
- Median size
- 1,227 sqft
Against the neighbourhood
How it compares within D19
Serangoon Gardens, Hougang, Punggol, Sengkang. All figures are medians over the last 12 months for private homes in this district.
| Measure | Heron Bay | D19 median | Difference |
|---|---|---|---|
| Median PSF | S$1,440 | S$1,670 | -13.8% |
| Median price | S$1.75M | S$1.78M | -1.8% |
| Gross rental yield | 3.03% | 3.01% | +0.0 pts |
| 1-year price change | +7.1% | -4.0% | +11.2 pts |
This development trades about 14% below the D19 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$3,875
Contracts · 12m
12
Implied annual rent
S$47K
Gross yield
3.03%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 bedroom | 9 | S$4,000 |
| 2 bedroom | 3 | S$3,500 |
Investment analysis
Investment score 56 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
56/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Liquidityweight 15%95
Transactions in the last 12 months — how easily it trades.
- Price momentumweight 18%74
Three-year annualised change in median PSF, or one year where three is unavailable.
- Valuationweight 22%50
How its median price per square foot compares with its own district.
- Rental yieldweight 20%47
Gross yield against every other development in its segment.
- Supply riskweight 10%46
Upcoming units recorded in the same district. Higher score means less competing supply.
- Locationweight 15%26
Distance to the nearest rail station, plus schools within 1 km. Nearest is Kangkar LRT at 1.0 km.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Kangkar LRT1.0 km
- Ranggung LRT1.2 km
- Hougang MRT1.3 km
- Hougang Interchange MRT1.4 km
Schools within 2 km
- Serangoon Secondary Schoolsecondary (s1-s5)120 m
- Chij Our Lady Of The Nativityprimary650 m
- North Vista Secondary Schoolsecondary (s1-s5)820 m
- Holy Innocents' High Schoolsecondary (s1-s5)840 m
- Punggol Primary Schoolprimary1.0 km
- North Vista Primary Schoolprimary1.2 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
No upcoming supply is recorded nearby. URA pipeline data requires an API key, which is not configured, so this section may be incomplete.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | Executive Condominium | S$2,088,888 | 1,389 sqft | S$1,504 | 06-10 | 84 yr 6 mo |
| Jul 2026 | Executive Condominium | S$1,460,000 | 1,033 sqft | S$1,413 | 11-15 | 84 yr 6 mo |
| Jun 2026 | Executive Condominium | S$2,380,000 | 1,507 sqft | S$1,579 | 06-10 | 84 yr 7 mo |
| Jun 2026 | Executive Condominium | S$1,500,000 | 1,023 sqft | S$1,467 | 16-20 | 84 yr 7 mo |
| May 2026 | Executive Condominium | S$1,415,000 | 1,033 sqft | S$1,369 | 11-15 | 84 yr 8 mo |
| May 2026 | Executive Condominium | S$1,150,000 | 775 sqft | S$1,484 | 11-15 | 84 yr 8 mo |
| Apr 2026 | Executive Condominium | S$1,450,000 | 1,033 sqft | S$1,403 | 06-10 | 84 yr 9 mo |
| Apr 2026 | Executive Condominium | S$1,385,000 | 1,033 sqft | S$1,340 | 01-05 | 84 yr 9 mo |
| Mar 2026 | Executive Condominium | S$1,696,000 | 1,281 sqft | S$1,324 | 01-05 | 84 yr 10 mo |
| Feb 2026 | Executive Condominium | S$1,538,888 | 1,259 sqft | S$1,222 | 01-05 | 84 yr 11 mo |
| Jan 2026 | Executive Condominium | S$1,838,000 | 1,281 sqft | S$1,435 | 06-10 | 85 yrs |
| Dec 2025 | Executive Condominium | S$2,180,000 | 1,507 sqft | S$1,447 | 06-10 | 85 yr 1 mo |
| Dec 2025 | Executive Condominium | S$1,850,000 | 1,281 sqft | S$1,444 | 11-15 | 85 yr 1 mo |
| Nov 2025 | Executive Condominium | S$2,330,000 | 1,496 sqft | S$1,557 | 11-15 | 85 yr 2 mo |
| Oct 2025 | Executive Condominium | S$1,908,000 | 1,281 sqft | S$1,490 | 06-10 | 85 yr 3 mo |
| Oct 2025 | Executive Condominium | S$1,800,000 | 1,281 sqft | S$1,405 | 11-15 | 85 yr 3 mo |
| Sep 2025 | Executive Condominium | S$1,456,000 | 1,033 sqft | S$1,409 | 06-10 | 85 yr 4 mo |
| Sep 2025 | Executive Condominium | S$1,430,000 | 1,023 sqft | S$1,398 | 16-20 | 85 yr 4 mo |
| Sep 2025 | Executive Condominium | S$1,388,000 | 1,023 sqft | S$1,357 | 06-10 | 85 yr 4 mo |
| Sep 2025 | Executive Condominium | S$1,350,000 | 1,033 sqft | S$1,306 | 06-10 | 85 yr 4 mo |
| Aug 2025 | Executive Condominium | S$2,250,000 | 1,507 sqft | S$1,493 | 16-20 | 85 yr 5 mo |
| Aug 2025 | Executive Condominium | S$1,600,000 | 1,227 sqft | S$1,304 | 06-10 | 85 yr 5 mo |
| Aug 2025 | Executive Condominium | S$1,375,000 | 1,023 sqft | S$1,345 | 11-15 | 85 yr 5 mo |
| Jul 2025 | Executive Condominium | S$1,930,000 | 1,389 sqft | S$1,390 | 16-20 | 85 yr 6 mo |
| Jul 2025 | Executive Condominium | S$1,925,000 | 1,389 sqft | S$1,386 | 11-15 | 85 yr 6 mo |
| Jul 2025 | Executive Condominium | S$1,370,000 | 1,033 sqft | S$1,326 | 06-10 | 85 yr 6 mo |
| Jun 2025 | Executive Condominium | S$1,628,000 | 1,227 sqft | S$1,327 | 16-20 | 85 yr 7 mo |
| Jun 2025 | Executive Condominium | S$1,400,000 | 1,023 sqft | S$1,369 | 11-15 | 85 yr 7 mo |
| Jun 2025 | Executive Condominium | S$1,380,000 | 1,023 sqft | S$1,350 | 11-15 | 85 yr 7 mo |
| Jun 2025 | Executive Condominium | S$1,100,000 | 915 sqft | S$1,202 | 01-05 | 85 yr 7 mo |
| May 2025 | Executive Condominium | S$1,905,888 | 1,389 sqft | S$1,373 | 06-10 | 85 yr 8 mo |
| May 2025 | Executive Condominium | S$1,750,000 | 1,281 sqft | S$1,366 | 06-10 | 85 yr 8 mo |
| May 2025 | Executive Condominium | S$1,605,000 | 1,227 sqft | S$1,308 | 06-10 | 85 yr 8 mo |
| May 2025 | Executive Condominium | S$1,380,000 | 1,033 sqft | S$1,335 | 11-15 | 85 yr 8 mo |
| Apr 2025 | Executive Condominium | S$1,850,000 | 1,281 sqft | S$1,444 | 11-15 | 85 yr 9 mo |
| Apr 2025 | Executive Condominium | S$1,580,000 | 1,227 sqft | S$1,288 | 01-05 | 85 yr 9 mo |
| Apr 2025 | Executive Condominium | S$1,550,000 | 1,227 sqft | S$1,263 | 01-05 | 85 yr 9 mo |
| Apr 2025 | Executive Condominium | S$1,440,000 | 1,033 sqft | S$1,394 | 11-15 | 85 yr 9 mo |
| Mar 2025 | Executive Condominium | S$2,100,000 | 1,819 sqft | S$1,154 | 01-05 | 85 yr 10 mo |
| Feb 2025 | Executive Condominium | S$1,700,000 | 1,227 sqft | S$1,385 | 11-15 | 85 yr 11 mo |
Showing the 40 most recent of 159 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Rio Vista
S$1,225
+11.5%19 sales3.7% yield
Kingsford Waterbay
S$1,456
-0.3%58 sales3.8% yield
Boathouse Residences
S$1,429
+6.2%17 sales3.7% yield
Riversails
S$1,489
+1.9%34 sales3.8% yield
Landed Housing Development
S$1,616
—2 sales1.6% yield
Park Green
S$1,157
+4.3%11 sales3.4% yield
The Rivervale
S$1,125
-1.4%14 sales5.8% yield
Riverfront Residences
S$1,747
+1.6%101 sales3.5% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.