Heron Bay
Units at Heron Bay sold at a median of S$1,440 per square foot over the six months to Sep 2026, from 8 sales lodged with URA.
At the 4 other executive condos within 1 km that sold in the past year, the same six-month median runs from S$1,130 to S$1,400 psf, across all unit sizes.
Free account, no card. Your price carries over.
A link to a single Heron Bay unit that’s for sale on PropertyGuru, CommercialGuru or 99.co — the unit, not a project or overview page.
https://www.propertyguru.com.sg/listing/for-sale-heron-bay-500055247
Heron Bay units for sale, priced below recent transactions
2 units here are asking below recent sales of similar-sized units in this building. Selling one? See if yours is on the list.
We compare each unit on sale with recent sales of similar-sized units in the same building. A size only counts if there have been at least five sales of it, so unusual sizes are left out.
A paid-plan feature. You’ll create a free account first.
Heron Bay at a glance
The same facts as the table below, drawn. Nothing modelled.
© contributors | Singapore Land AuthorityHeron Bay review — what the record shows
Observed facts from public records — including sale and rental caveats lodged with the Urban Redevelopment Authority (URA). No account needed; every figure carries the date of the evidence behind it.
All observed facts
Lease, tenure and size
- Address
- 55 Upper Serangoon View
- Postal code
- 534018
- Remaining lease
- 85 years
- Tenure
- 99-year leasehold
- Lease started
- 2012
- Market segment
- OCR
- Unit sizes
- 775–2,841 sq ft
Transacted prices
- Units for sale now
- 11
- Sales in the last 24 months (URA caveats)
- 59
- Caveats span
- Jul 2021 → Jul 2026
© contributors | Singapore Land AuthorityNearest MRT, buses and parking
- Nearest LRT
- KangkarSE4 · 12 min walk · 1 within 1 km
- Next-nearest LRT
- RanggungSE5 · 1.0 km
- Nearest bus stop
- Blk 477A (Upp S'goon Rd) · 187 m · 8 within 400 m
- Bus services there (6)
- 62, 62A, 102, 136, 676, 681
Hawker centres, schools and shops nearby
- Primary schools within 1 km
- 2 · Chij Our Lady Of The Nativity, Punggol Primary School
- Nearest preschool
- Agape Little Uni Upper Serangoon · 117 m
- Nearest hawker centre
- Buangkok Hawker Centre · 1.3 km · 0 within 1 km
- Next-nearest hawker centre
- Ci Yuan Hawker Centre · 2.2 km
- Nearest supermarket
- NTUC FairPrice (476 Upper Serangoon View) · 121 m · 2 within 1 km
- Nearest wet market
- Kovan Market & Food Centre · 2.7 km
- Nearest shopping mall
- Kang Kar Mall · 1.1 km · 0 within 1 km
- Nearest park
- Punggol Park · 490 m · 1 within 1 km
- Next-nearest park
- Hdb - Compassvale Ln (Blk 205B) · 1.2 km
MCST and managing agent
- Managing agent
- Ocean IFM Pte. Ltd.
- MCST number
- 4527
- Strata lots under this MCST
- 394
Evidence updated Jul 2026 · page last changed 06-10-2026
What Heron Bay rents for
The median rent at Heron Bay is S$3,950 a month, from 16 leases signed in the 12 months to Aug 2026.
- Median rent · per sq ft
- S$3.80 psf/month · middle half S$3.55–3.90
- Median rent · whole unit
- S$3,950 a month
- Leases behind these figures
- 16 lodged with URA in the 12 months to Aug 2026
- Gross yield
- 3.17%
Floor plans and unit sizes at Heron Bay
Units at Heron Bay run from 775 to 2,841 sq ft in the transacted record.
About Heron Bay
Heron Bay is a 99-year leasehold executive condominium at 55 Upper Serangoon View, in District 19 (Serangoon / Hougang / Punggol), with about 85 years left on its lease. Kangkar LRT is a 12-minute walk on routed footpaths, with Ranggung 1.0 km out, and 8 bus stops within 400 m. Within 1 km: 2 primary schools, 2 supermarkets and 1 park. 59 sales have been lodged with URA here in the past 24 months, out of a transaction record running from Jul 2021 to Jul 2026, at sizes from 775 to 2,841 sq ft, and signed leases put the median rent at S$3.80 psf a month. 11 units are on the market here right now. Page last updated 06-10-2026.
Frequently asked
What do units at Heron Bay sell for?
Over the six months to Sep 2026, 8 units sold at a median of S$1,440 per square foot. The median rent over the 12 months to Aug 2026 is S$3,950 a month. Prices differ by size and floor, so check a specific price above.
Is S$1,440 psf a fair price at Heron Bay?
It is the middle of what sold here in the six months to Sep 2026. A price well above it needs a reason you can see — a higher floor, a better stack. Put your price in the box above and we read it against similar-sized sales in this building.
How many years are left on Heron Bay's lease?
About 85 years remaining, as of 06-10-2026.
How far is Heron Bay from an LRT station?
The nearest station is Kangkar, about 12 minutes' walk on a routed path. The next-nearest station is Ranggung, about 1.0 km away.
Is public transport convenient at Heron Bay?
8 bus stops sit within 400 m, the closest being Blk 477A (Upp S'goon Rd) (about 187 m away).
Where is the nearest hawker centre to Heron Bay?
Buangkok Hawker Centre (about 1340 m away).
Is there a park near Heron Bay?
Yes — the nearest is Punggol Park (about 490 m away).
Where do you buy groceries near Heron Bay?
NTUC FairPrice (476 Upper Serangoon View), about 121 m away, one of 2 within 1 km. The nearest wet market is Kovan Market & Food Centre, about 2710 m away.
Is there a shopping mall near Heron Bay?
Yes — Kang Kar Mall, about 1115 m away.
Which primary schools are within 1 km of Heron Bay?
2 — Chij Our Lady Of The Nativity, Punggol Primary School.
How many units have sold recently at Heron Bay?
59 sales have been lodged with the Urban Redevelopment Authority (URA) over the past 24 months, out of a transaction record running from Jul 2021 to Jul 2026.
What unit sizes does Heron Bay have?
Recorded units range from 775 to 2,841 sq ft.
What is the address of Heron Bay?
55 Upper Serangoon View, Singapore 534018.
Are there units for sale at Heron Bay?
11 units are on the market at Heron Bay right now, counted from the listings PriceVero tracks. We are not an estate agency and take no commission; paste a unit’s listing link above to check its price.
Is there a review of Heron Bay?
This page carries no user reviews and no agent commentary — what it shows is the transacted record for Heron Bay, the lease, the amenities measured from the building, and a PriceVero building rating of D on an A–E scale.
Does Heron Bay have a PriceVero rating?
Yes. Heron Bay carries a PriceVero building rating of D on an A–E scale. A price gets its own reading — low, in line or high: paste a unit’s listing link above.
What does a unit at Heron Bay rent for?
The median rent at Heron Bay is S$3,950 a month, from 16 leases signed in the 12 months to Aug 2026. That is S$3.80 per square foot a month, with the middle half of leases between S$3.55 and S$3.90.
Where do the rent figures for Heron Bay come from?
These are signed leases, not asking rents: tenancy agreements lodged with the Urban Redevelopment Authority (URA). Whole units only — room rentals are not counted, because Singapore has no public register of room rents.
Nearby & similar projects
The 4 rated condos and apartments nearest Heron Bay on the map above, numbered to match. The rest share the same MRT station or district, and are not in distance order.