Heron Bay
Heron Bay is a 99-year lease (85 yrs left) executive condo development in District 19 (Serangoon Gardens / Hougang / Punggol). It has 167 recorded private transactions. Latest sale: $1,500,000 (Jun 2026, 95 sqm, floors 16-20). Median $1,253/sqft. Prices up 34.6% over the period. 85 years lease remaining.
Where Heron Bay ranks in District 19
All 147 projects ›Median psf over time
Estimate a unit at Heron Bay
Based on URA transactions for this development. Pick a floor band and unit size.
Projection blends market growth with Bala's Table lease decay. Past growth does not guarantee future performance. Not financial advice.
Lease decay
99-year leasehold. Under Bala's Table (SLA's leasehold relativity model), value decays faster as the lease shortens — currently about 0.20% a year.
Price by floor
| Floor band | Median psf | Transactions |
|---|---|---|
| 01-05 | $1,206 | 44 |
| 06-10 | $1,271 | 49 |
| 11-15 | $1,287 | 53 |
| 16-20 | $1,101 | 21 |
Recent transactions
| Date | Floor | Type | Area | Price | psf |
|---|---|---|---|---|---|
| Jun 2026 | 16-20 | Resale | 95 sqm | $1,500,000 | $1,467 |
| May 2026 | 11-15 | Resale | 72 sqm | $1,150,000 | $1,484 |
| May 2026 | 11-15 | Resale | 96 sqm | $1,415,000 | $1,369 |
| Apr 2026 | 06-10 | Resale | 96 sqm | $1,450,000 | $1,403 |
| Apr 2026 | 01-05 | Resale | 96 sqm | $1,385,000 | $1,340 |
| Mar 2026 | 01-05 | Resale | 119 sqm | $1,696,000 | $1,324 |
| Feb 2026 | 01-05 | Resale | 117 sqm | $1,538,888 | $1,222 |
| Jan 2026 | 06-10 | Resale | 119 sqm | $1,838,000 | $1,435 |
| Dec 2025 | 06-10 | Resale | 140 sqm | $2,180,000 | $1,447 |
| Dec 2025 | 11-15 | Resale | 119 sqm | $1,850,000 | $1,444 |
| Nov 2025 | 11-15 | Resale | 139 sqm | $2,330,000 | $1,557 |
| Oct 2025 | 11-15 | Resale | 119 sqm | $1,800,000 | $1,405 |
| Oct 2025 | 06-10 | Resale | 119 sqm | $1,908,000 | $1,490 |
| Sep 2025 | 16-20 | Resale | 95 sqm | $1,430,000 | $1,398 |
| Sep 2025 | 06-10 | Resale | 96 sqm | $1,456,000 | $1,409 |
| Sep 2025 | 06-10 | Resale | 95 sqm | $1,388,000 | $1,357 |
| Sep 2025 | 06-10 | Resale | 96 sqm | $1,350,000 | $1,306 |
| Aug 2025 | 11-15 | Resale | 95 sqm | $1,375,000 | $1,345 |
| Aug 2025 | 06-10 | Resale | 114 sqm | $1,600,000 | $1,304 |
| Aug 2025 | 16-20 | Resale | 140 sqm | $2,250,000 | $1,493 |
| Jul 2025 | 06-10 | Resale | 96 sqm | $1,370,000 | $1,326 |
| Jul 2025 | 16-20 | Resale | 129 sqm | $1,930,000 | $1,390 |
| Jul 2025 | 11-15 | Resale | 129 sqm | $1,925,000 | $1,386 |
| Jun 2025 | 11-15 | Resale | 95 sqm | $1,400,000 | $1,369 |
| Jun 2025 | 01-05 | Resale | 85 sqm | $1,100,000 | $1,202 |
Heron Bay is inside the 1 km Primary 1 priority zone for 1 primary school. When a school is oversubscribed, MOE ballots by home–school distance, and homes within 1 km are drawn first.
- This home
- School within 1 km
- School 1–2 km
- 1km ring, top priority
- 2km ring, next tier
Straight-line distances, the basis MOE uses for Home–School Distance priority. Tap a school to open it. Map © OneMap, SLA.
Private condos and apartments closest to Heron Bay, with their median resale psf. Useful for comparing what Heron Bay costs per square foot against nearby developments.
About Heron Bay
Prices at Heron Bay in District 19 (Serangoon Gardens / Hougang / Punggol) have risen sharply, up about 34.6% over the data window (around 6.2% a year). Its $1,253 psf median sits about 10% below the District 19 median, cheaper than about 78% of projects there. It has a busy transaction history, with 167 sales between 2021-07 and 2026-06, ranging from $805,000 to $3,150,000. The most recent transaction was a 95 sqm unit (floors 16-20) at $1,500,000 in Jun 2026, and the median is $1,253 psf. On Bala's Table (the SLA leasehold valuation model), the relativity ratio at 85 years remaining is 0.9463, an annual lease decay of about 0.20%. All transaction data is sourced from the Urban Redevelopment Authority (URA) and updated regularly.
How much does a unit at Heron Bay cost?
The most recent transaction at Heron Bay was $1,500,000 for a 95 sqm unit in 2026-06. The median price is $1,253 per square foot across 167 transactions, ranging from $805,000 to $3,150,000. Data sourced from URA.
Is Heron Bay freehold or leasehold?
Heron Bay is on a 99-year lease commencing in 2012, with approximately 85 years remaining. Under Bala's Table, the annual lease decay at this point is about 0.20%.
What is the price per square foot (psf) at Heron Bay?
The median price at Heron Bay is $1,253 psf, with transactions ranging from $825 to $1,557 psf. This is based on 167 URA-recorded transactions in District 19.
Have prices at Heron Bay gone up or down?
Prices at Heron Bay have increased by approximately 34.6% over the data period (around 6.2% a year). The median price is currently $1,253 psf, with the most recent sale at $1,500,000 in 2026-06.