HERON BAY

District 19 · UPPER SERANGOON VIEW

Price Trends

Slight uptrend+13.3% over period

2 years change:+13.3%($1180 → $1337)

Median PSF:$1302/sqft

Price Data (SGD)

HERON BAY

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Property Summary

Location

Upper Serangoon View, District 19

Tenure

99-year leasehold (from 2012)

Units

394

Completion

2015 (TOP: Oct 2015)

Developer

Serangoon EC Pte Ltd (Jointly developed by Ho Lee Group, Evia Real Estate, See Hup Seng, CNH Investment)

Floors/Blocks

6 blocks, 16 & 17 storeys

Site Area

12,392.2 sqm / 133,389 sqft

Location	Upper Serangoon View, District 19
Tenure	99-year leasehold (from 2012)
Units	394
Completion	2015 (TOP: Oct 2015)
Developer	Serangoon EC Pte Ltd (Jointly developed by Ho Lee Group, Evia Real Estate, See Hup Seng, CNH Investment)
Floors/Blocks	6 blocks, 16 & 17 storeys
Site Area	12,392.2 sqm / 133,389 sqft
Parking	398 lots (82 surface, 316 basement)
Key Features	Riverfront living, tranquil environment, landscaped gardens, natural sanctuary design, proximity to parks and malls
Facilities	Swimming pool, gymnasium, tennis courts, landscaped gardens, walking trails, rainforest skylight, spring courtyard
Unit Types	2-bedroom, 3-bedroom, 3-bedroom dual key, 4-bedroom
Size Range	2-bedroom: 74–91 sqm (794–984 sqft); 3-bedroom: 98–130 sqm (1,055–1,399 sqft); 3-bedroom dual key: 117–151 sqm (1,259–1,620 sqft); 4-bedroom: 121–153 sqm (1,306–1,644 sqft)
Price Range	Approx. S$1,200–S$1,350 psf (recent resale prices; subject to market conditions)
Nearest MRT	Kangkar LRT (1.1 km, 13 min walk), Hougang MRT (1.6 km, 19 min walk)
Nearby Schools	Serangoon Secondary (0.22 km), CHIJ Our Lady of the Nativity (0.74 km), North Vista Secondary (0.76 km), Holy Innocents’ High (0.95 km), Punggol Primary (1.03 km)
Nearby Amenities	NTUC FairPrice (0.16 km), Danisha Trading (0.16 km), Cold Storage (0.98 km), Hougang Mall, Kang Kar Mall, Punggol Park, Serangoon River
Investment Outlook	Attractive for families and HDB upgraders; good rental demand due to proximity to schools, parks, and amenities; riverfront and tranquil locale add to long-term value

Information is subject to change and should be verified independently.

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Nearby Transport

Nearby Schools

Nearby Supermarkets

Recent Transactions

(218 of 218)

Date	Project Name	Address	Size (sqm)	Price	PSF	Floor	Type	Segment	District	Tenure
2025-05	HERON BAY	UPPER SERANGOON VIEW	114 sqm (1227 sqft)	$1,605,000	$1308/sqft	06-10	Executive Condominium	OCR	19	99 yrs lease commencing from 2012 (86 yrs remaining)
2025-05	HERON BAY	UPPER SERANGOON VIEW	119 sqm (1281 sqft)	$1,750,000	$1366/sqft	06-10	Executive Condominium	OCR	19	99 yrs lease commencing from 2012 (86 yrs remaining)
2025-05	HERON BAY	UPPER SERANGOON VIEW	96 sqm (1033 sqft)	$1,380,000	$1335/sqft	11-15	Executive Condominium	OCR	19	99 yrs lease commencing from 2012 (86 yrs remaining)
2025-04	HERON BAY	UPPER SERANGOON VIEW	114 sqm (1227 sqft)	$1,550,000	$1263/sqft	01-05	Executive Condominium	OCR	19	99 yrs lease commencing from 2012 (86 yrs remaining)
2025-04	HERON BAY	UPPER SERANGOON VIEW	119 sqm (1281 sqft)	$1,850,000	$1444/sqft	11-15	Executive Condominium	OCR	19	99 yrs lease commencing from 2012 (86 yrs remaining)
2025-04	HERON BAY	UPPER SERANGOON VIEW	114 sqm (1227 sqft)	$1,580,000	$1288/sqft	01-05	Executive Condominium	OCR	19	99 yrs lease commencing from 2012 (86 yrs remaining)
2025-04	HERON BAY	UPPER SERANGOON VIEW	96 sqm (1033 sqft)	$1,440,000	$1394/sqft	11-15	Executive Condominium	OCR	19	99 yrs lease commencing from 2012 (86 yrs remaining)
2025-03	HERON BAY	UPPER SERANGOON VIEW	169 sqm (1819 sqft)	$2,100,000	$1154/sqft	01-05	Executive Condominium	OCR	19	99 yrs lease commencing from 2012 (86 yrs remaining)
2025-02	HERON BAY	UPPER SERANGOON VIEW	114 sqm (1227 sqft)	$1,700,000	$1385/sqft	11-15	Executive Condominium	OCR	19	99 yrs lease commencing from 2012 (86 yrs remaining)
2025-02	HERON BAY	UPPER SERANGOON VIEW	96 sqm (1033 sqft)	$1,350,000	$1306/sqft	11-15	Executive Condominium	OCR	19	99 yrs lease commencing from 2012 (86 yrs remaining)
2025-01	HERON BAY	UPPER SERANGOON VIEW	129 sqm (1389 sqft)	$1,900,000	$1368/sqft	06-10	Executive Condominium	OCR	19	99 yrs lease commencing from 2012 (86 yrs remaining)
2025-01	HERON BAY	UPPER SERANGOON VIEW	96 sqm (1033 sqft)	$1,388,000	$1343/sqft	16-20	Executive Condominium	OCR	19	99 yrs lease commencing from 2012 (86 yrs remaining)
2024-12	HERON BAY	UPPER SERANGOON VIEW	96 sqm (1033 sqft)	$1,468,000	$1421/sqft	11-15	Executive Condominium	OCR	19	99 yrs lease commencing from 2012 (86 yrs remaining)
2024-12	HERON BAY	UPPER SERANGOON VIEW	139 sqm (1496 sqft)	$2,265,000	$1514/sqft	11-15	Executive Condominium	OCR	19	99 yrs lease commencing from 2012 (86 yrs remaining)
2024-11	HERON BAY	UPPER SERANGOON VIEW	119 sqm (1281 sqft)	$1,738,000	$1357/sqft	11-15	Executive Condominium	OCR	19	99 yrs lease commencing from 2012 (86 yrs remaining)
2024-11	HERON BAY	UPPER SERANGOON VIEW	96 sqm (1033 sqft)	$1,340,000	$1297/sqft	06-10	Executive Condominium	OCR	19	99 yrs lease commencing from 2012 (86 yrs remaining)
2024-11	HERON BAY	UPPER SERANGOON VIEW	129 sqm (1389 sqft)	$1,900,000	$1368/sqft	11-15	Executive Condominium	OCR	19	99 yrs lease commencing from 2012 (86 yrs remaining)
2024-11	HERON BAY	UPPER SERANGOON VIEW	264 sqm (2842 sqft)	$3,150,000	$1109/sqft	16-20	Executive Condominium	OCR	19	99 yrs lease commencing from 2012 (86 yrs remaining)
2024-11	HERON BAY	UPPER SERANGOON VIEW	96 sqm (1033 sqft)	$1,323,000	$1280/sqft	06-10	Executive Condominium	OCR	19	99 yrs lease commencing from 2012 (86 yrs remaining)
2024-11	HERON BAY	UPPER SERANGOON VIEW	179 sqm (1927 sqft)	$2,225,000	$1155/sqft	01-05	Executive Condominium	OCR	19	99 yrs lease commencing from 2012 (86 yrs remaining)