Heron Bay
A 99-year leasehold executive condominium in District 19 (Outside Central Region), completed in 2016.
12 months to Sep 2026
- Median psf $1,435
- Sales 15
- Atlas score 64 out of 100
The project
Project facts
- Developer
- Not available
- Total units
- 394
- Storeys
- Not available
- TOP
- 2016
- Tenure
- 99-year leasehold from 2012
- Property type
- Executive condominium
- District
- District 19
- Market segment
- Outside Central Region (OCR)
- Street
- Upper Serangoon View
- Units sold at least once
- 383
PLB Atlas
Atlas score
64 out of 100
From 10 of 10 parts, each scored 1 to 5.
- Bala's Curve4 out of 5
- District disparity4 out of 5
- Exit audience5 out of 5
- Land size / density2 out of 5
- MRT proximity1 out of 5
- Quantum3 out of 5
- Region disparity4 out of 5
- Rental demand1 out of 5
- Parents' attraction4 out of 5
- Volume4 out of 5
The Atlas score is PLB's own reading of how well a project may hold its value when it is sold on: the parts' total as a share of the most they could score. It is an estimate, not advice or a valuation.
Last five years
Price per square foot, month by month
In the 12 months to Sep 2026: 15 sales, median $1,435 psf.
Show these numbers as a table
| Month | Median psf | Sales |
|---|---|---|
| Jul 2026 | $1,459 | 2 |
| Jun 2026 | $1,467 | 1 |
| May 2026 | $1,427 | 2 |
| Apr 2026 | $1,372 | 2 |
| Mar 2026 | $1,324 | 1 |
| Feb 2026 | $1,222 | 1 |
| Jan 2026 | $1,435 | 1 |
| Dec 2025 | $1,446 | 2 |
| Nov 2025 | $1,557 | 1 |
| Oct 2025 | $1,448 | 2 |
| Sep 2025 | $1,378 | 4 |
| Aug 2025 | $1,345 | 3 |
| Jul 2025 | $1,386 | 3 |
| Jun 2025 | $1,339 | 4 |
| May 2025 | $1,351 | 4 |
| Apr 2025 | $1,341 | 4 |
| Mar 2025 | $1,154 | 1 |
| Feb 2025 | $1,346 | 2 |
| Jan 2025 | $1,343 | 1 |
| Dec 2024 | $1,468 | 2 |
| Nov 2024 | $1,319 | 4 |
| Oct 2024 | $1,310 | 4 |
| Sep 2024 | $1,315 | 4 |
| Aug 2024 | $1,403 | 1 |
| Jul 2024 | $1,347 | 3 |
| Jun 2024 | $1,304 | 2 |
| May 2024 | $1,268 | 6 |
| Apr 2024 | $1,334 | 4 |
| Mar 2024 | $1,325 | 5 |
| Feb 2024 | $1,288 | 2 |
| Jan 2024 | $1,289 | 3 |
| Dec 2023 | $1,332 | 1 |
| Nov 2023 | $1,268 | 4 |
| Oct 2023 | $1,271 | 1 |
| Sep 2023 | $1,233 | 1 |
| Aug 2023 | $1,262 | 4 |
| Jul 2023 | $1,210 | 3 |
| Jun 2023 | $1,187 | 1 |
| May 2023 | $1,180 | 2 |
| Apr 2023 | $1,246 | 4 |
| Oct 2022 | $1,128 | 2 |
| Sep 2022 | $1,171 | 1 |
| Aug 2022 | $1,123 | 1 |
| Jul 2022 | $1,019 | 1 |
| Jun 2022 | $1,127 | 1 |
| May 2022 | $1,105 | 6 |
| Apr 2022 | $1,074 | 4 |
| Mar 2022 | $1,089 | 2 |
| Feb 2022 | $1,060 | 5 |
| Jan 2022 | $1,021 | 8 |
| Dec 2021 | $886 | 4 |
| Nov 2021 | $915 | 4 |
| Oct 2021 | $951 | 7 |
| Year | Median psf | Sales |
|---|---|---|
| 2026 | $1,408 | 10 |
| 2025 | $1,366 | 31 |
| 2024 | $1,310 | 40 |
| 2023 | $1,263 | 21 |
| 2022 | $1,077 | 31 |
| 2021 | $940 | 81 |
| 2020 | $937 | 30 |
| 2019 | $915 | 2 |
| 2018 | $886 | 2 |
| 2015 | $866 | 1 |
| 2014 | $807 | 6 |
| 2013 | $737 | 198 |
| 2012 | $739 | 169 |
Newest first
Each sale
The date the sale was agreed, the range of floors the home is on, its area, price and price per square foot, and whether it was bought from the developer (new sale), before completion from another buyer (sub sale) or after completion (resale).
| Date | Floors | Area (sq ft) | Price | Price psf | Type of sale |
|---|---|---|---|---|---|
| 14 Jul 2026 | 6 to 10 | 1,389 | $2,088,888 | $1,504 | Resale |
| 10 Jul 2026 | 11 to 15 | 1,033 | $1,460,000 | $1,413 | Resale |
| 22 Jun 2026 | 16 to 20 | 1,023 | $1,500,000 | $1,467 | Resale |
| 21 May 2026 | 11 to 15 | 1,033 | $1,415,000 | $1,369 | Resale |
| 5 May 2026 | 11 to 15 | 775 | $1,150,000 | $1,484 | Resale |
| 27 Apr 2026 | 6 to 10 | 1,033 | $1,450,000 | $1,403 | Resale |
| 24 Apr 2026 | 1 to 5 | 1,033 | $1,385,000 | $1,340 | Resale |
| 16 Mar 2026 | 1 to 5 | 1,281 | $1,696,000 | $1,324 | Resale |
| 20 Feb 2026 | 1 to 5 | 1,259 | $1,538,888 | $1,222 | Resale |
| 28 Jan 2026 | 6 to 10 | 1,281 | $1,838,000 | $1,435 | Resale |
| 11 Dec 2025 | 11 to 15 | 1,281 | $1,850,000 | $1,444 | Resale |
| 11 Dec 2025 | 6 to 10 | 1,507 | $2,180,000 | $1,447 | Resale |
| 21 Nov 2025 | 11 to 15 | 1,496 | $2,330,000 | $1,557 | Resale |
| 7 Oct 2025 | 6 to 10 | 1,281 | $1,908,000 | $1,490 | Resale |
| 7 Oct 2025 | 11 to 15 | 1,281 | $1,800,000 | $1,405 | Resale |
| 22 Sep 2025 | 6 to 10 | 1,023 | $1,388,000 | $1,357 | Resale |
| 12 Sep 2025 | 6 to 10 | 1,033 | $1,456,000 | $1,409 | Resale |
| 5 Sep 2025 | 6 to 10 | 1,033 | $1,350,000 | $1,306 | Resale |
| 4 Sep 2025 | 16 to 20 | 1,023 | $1,430,000 | $1,398 | Resale |
| 15 Aug 2025 | 16 to 20 | 1,507 | $2,250,000 | $1,493 | Resale |
| 15 Aug 2025 | 11 to 15 | 1,023 | $1,375,000 | $1,345 | Resale |
| 8 Aug 2025 | 6 to 10 | 1,227 | $1,600,000 | $1,304 | Resale |
| 23 Jul 2025 | 16 to 20 | 1,389 | $1,930,000 | $1,390 | Resale |
| 11 Jul 2025 | 6 to 10 | 1,033 | $1,370,000 | $1,326 | Resale |
| 8 Jul 2025 | 11 to 15 | 1,389 | $1,925,000 | $1,386 | Resale |
| 27 Jun 2025 | 1 to 5 | 915 | $1,100,000 | $1,202 | Resale |
| 25 Jun 2025 | 11 to 15 | 1,023 | $1,400,000 | $1,369 | Resale |
| 23 Jun 2025 | 16 to 20 | 1,227 | $1,628,000 | $1,327 | Resale |
| 20 Jun 2025 | 11 to 15 | 1,023 | $1,380,000 | $1,350 | Resale |
| 30 May 2025 | 6 to 10 | 1,227 | $1,605,000 | $1,308 | Resale |
| 23 May 2025 | 6 to 10 | 1,281 | $1,750,000 | $1,366 | Resale |
| 9 May 2025 | 6 to 10 | 1,389 | $1,905,888 | $1,373 | Resale |
| 8 May 2025 | 11 to 15 | 1,033 | $1,380,000 | $1,335 | Resale |
| 25 Apr 2025 | 11 to 15 | 1,281 | $1,850,000 | $1,444 | Resale |
| 22 Apr 2025 | 1 to 5 | 1,227 | $1,550,000 | $1,263 | Resale |
| 16 Apr 2025 | 11 to 15 | 1,033 | $1,440,000 | $1,394 | Resale |
| 3 Apr 2025 | 1 to 5 | 1,227 | $1,580,000 | $1,288 | Resale |
| 7 Mar 2025 | 1 to 5 | 1,819 | $2,100,000 | $1,154 | Resale |
| 18 Feb 2025 | 11 to 15 | 1,033 | $1,350,000 | $1,306 | Resale |
| 3 Feb 2025 | 11 to 15 | 1,227 | $1,700,000 | $1,385 | Resale |
| 13 Jan 2025 | 16 to 20 | 1,033 | $1,388,000 | $1,343 | Resale |
| 6 Dec 2024 | 11 to 15 | 1,033 | $1,468,000 | $1,421 | Resale |
| 4 Dec 2024 | 11 to 15 | 1,496 | $2,265,000 | $1,514 | Resale |
| 27 Nov 2024 | 11 to 15 | 1,389 | $1,900,000 | $1,368 | Resale |
| 12 Nov 2024 | 1 to 5 | 1,927 | $2,225,000 | $1,155 | Resale |
| 5 Nov 2024 | 11 to 15 | 1,281 | $1,738,000 | $1,357 | Resale |
| 4 Nov 2024 | 6 to 10 | 1,033 | $1,323,000 | $1,280 | Resale |
| 28 Oct 2024 | 1 to 5 | 1,227 | $1,610,000 | $1,312 | Resale |
| 28 Oct 2024 | 1 to 5 | 1,356 | $1,700,000 | $1,253 | Resale |
| 17 Oct 2024 | 1 to 5 | 1,023 | $1,338,000 | $1,308 | Resale |
Rents
Rents by bedrooms
| Quarter | 3 bedrooms | All |
|---|---|---|
| Jul to Sep 2026 | $3,900 (3) | Not shown |
| Jan to Mar 2026 | $4,000 (3) | Not shown |
| Oct to Dec 2025 | $3,750 (4) | Not shown |
| Jul to Sep 2025 | $4,000 (3) | Not shown |
| Apr to Jun 2025 | $4,000 (3) | Not shown |
| Oct to Dec 2024 | Fewer than 3 leases, or none | $4,150 (4) |
| Jan to Mar 2024 | $4,000 (3) | Not shown |
| Oct to Dec 2023 | Fewer than 3 leases, or none | $4,000 (3) |
Median monthly rent, with the number of leases in brackets. A figure is shown only where 3 or more leases were signed in the quarter.
Gross rental yield, estimate: 3.1%
PLB's own estimate, and approximate. It is before costs such as maintenance fees, property tax and vacant months.
About the data
Where these figures come from
- Sales and rents: URA's records. Floors are shown as 5-storey ranges; unit numbers are never shown.
- Medians leave out sales of more than one unit in a single transaction.
- Project facts are from PLB's project records. Where they give no TOP year, the completion year in the sale records is used.
- The Atlas score and the gross rental yield are PLB's estimates.
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