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: $1,415,000 (May 2026, 96 sqm, floors 11-15). Median $1,253/sqft. Prices up 33.4% over the period. 85 years lease remaining.
Where Heron Bay ranks in District 19
All 148 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 | 50 |
| 11-15 | $1,287 | 53 |
| 16-20 | $1,085 | 20 |
Recent transactions
| Date | Floor | Type | Area | Price | psf |
|---|---|---|---|---|---|
| May 2026 | 11-15 | Resale | 96 sqm | $1,415,000 | $1,369 |
| May 2026 | 11-15 | Resale | 72 sqm | $1,150,000 | $1,484 |
| 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 | 06-10 | Resale | 95 sqm | $1,388,000 | $1,357 |
| Sep 2025 | 06-10 | Resale | 96 sqm | $1,350,000 | $1,306 |
| Sep 2025 | 06-10 | Resale | 96 sqm | $1,456,000 | $1,409 |
| Sep 2025 | 16-20 | Resale | 95 sqm | $1,430,000 | $1,398 |
| 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 | 01-05 | Resale | 85 sqm | $1,100,000 | $1,202 |
| Jun 2025 | 11-15 | Resale | 95 sqm | $1,400,000 | $1,369 |
| Jun 2025 | 16-20 | Resale | 114 sqm | $1,628,000 | $1,327 |
About Heron Bay
Heron Bay is a 99-year leasehold development with its lease commencing in 2012 and about 85 years remaining in District 19 (Serangoon Gardens / Hougang / Punggol), within the Outside Central Region of Singapore. It is among the more actively traded executive condominium developments in the area, with 167 recorded transactions between 2021-06 and 2026-05, ranging from $805,000 to $3,150,000. The most recent transaction was a 96 sqm unit (floors 11-15) sold for $1,415,000 in 2026-05, and the median price is $1,253 per square foot. Prices here have risen sharply, by about 33.4% over the period (around 6% a year). Under Bala's Table (the Singapore Land Authority leasehold valuation model), the leasehold 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 $1,415,000 for a 96 sqm unit in 2026-05. 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 33.4% over the data period (around 6% a year). The median price is currently $1,253 psf, with the most recent sale at $1,415,000 in 2026-05.