Heron Bay

155 filed transactions · District 19 · OCR

Median, per square foot
1,271 psf
Observed range
S$825 — S$1,579 psf155 filed transactions · 59% low to highS$1,460k median filed price
▲ 5.3% vs 12 months ago

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-30

What are you here to work out?

I’m thinking of buying it
I own it

Median price by month24 months with a sale

Aug '24 · S$2,099kJul '26 · S$1,774k

The transactions behind those figures

20 of 155 · filed, nothing modelled

URA does not include the number of bedrooms in a sale record.

96 sqm · floor 11-15Executive Condominium · Resale · 2026-07
S$1,460,000$1413 psf
129 sqm · floor 06-10Executive Condominium · Resale · 2026-07
S$2,088,888$1504 psf
95 sqm · floor 16-20Executive Condominium · Resale · 2026-06
S$1,500,000$1467 psf
140 sqm · floor 06-10Executive Condominium · Resale · 2026-06
S$2,380,000$1579 psf
96 sqm · floor 11-15Executive Condominium · Resale · 2026-05
S$1,415,000$1369 psf
72 sqm · floor 11-15Executive Condominium · Resale · 2026-05
S$1,150,000$1484 psf
96 sqm · floor 06-10Executive Condominium · Resale · 2026-04
S$1,450,000$1403 psf
96 sqm · floor 01-05Executive Condominium · Resale · 2026-04
S$1,385,000$1340 psf

Why a range, not one number. No record shows your floor, facing, renovation or lease, and where your unit sits inside this spread depends on them.

Dataset licences and attribution
Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-30 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-30, made available under the Singapore Open Data Licence v1.0

Where it sitsThe whole map

© OneMap, SLA · © OpenStreetMap
Median psf · Condo
under $1,206
$1,206
$1,402
$1,578
$1,812
$2,157+

Streets and names: OneMap — Basemap © OneMap, Singapore Land Authority. Buildings: HDB’s own outlines and floor counts, and OpenStreetMap’s, drawn true to scale. Shadows are cast from every building of published height for the time shown; trees and awnings are in no dataset. Two fingers move the map on a phone.

Sun and shadow here — any hour, any month

Deeper checks

What changes from one home to the next.

Floor, surroundings, nearby sales, afternoon sun and the history of the land—shown only where the public record carries enough to say something.

What the floor is worth

This project-10.4%

Floors 16+ against floors 1–5, Heron Bay only. Median S$1,101 psf up top from 20 sales, S$1,229 psf low down from 38.

District 19, typical project-0.2%

Middle of 15 projects in District 19 that clear the bar — half fall between -3.7% and +5.7%. 8 came out negative — high floors sold for less in 8 of them.

Every band in District 19, for reference. Pooled across buildings, so it mixes the age of an estate with height; the two figures above hold a building constant.

StoreysMedian psfFiled sales
01-05S$1,2661,035
06-10S$1,3361,030
11-15S$1,3561,029
16-20S$1,287266

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-30 · storey bands as published · a median of filed sales, not a valuation of any home

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station
Kangkar
801m
Primary schools within 1km
2
nearest 706m
Primary schools · straight-line distance
8 more between 1km and 2km
The 1km band gives ballot priority, not a school place. These distances are an indication. Check your address's official category with OneMap's SchoolQuery.
How this distance differs from MOE's

MOE measures in a straight line to the school's land boundary from the address on your child's registration. This site measures from the block to the school's single registered coordinate. A large campus can therefore read as further away here, and a school near the line can fall on either side when MOE measures it. An oversubscribed school still ballots within a band.

Stations
  • Kangkar801m
  • Ranggung1.1km
  • Hougang1.2km
Also nearby
  • Hawker centreBuangkok Hawker Centre1.3km
  • ParkPunggol PK486m
  • Preschools6 within 1kmnearest 117m
  • Other schoolsSerangoon Secondary School237m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Preschool locations — ECDA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

3projects within 300m
$1,410–$1,517the middle half, per sq ft
$1,478median of those sales

From 60 filed sales, at most the 20 most recent per project — 3 have sold more than is counted here.

Scroll sideways to see the date, storey, size and psf →

ProjectAwayFiledFloorSizePSF
Kingsford Waterbay161m2026-0906-1063 sqm$1,497
Kingsford Waterbay161m2026-0911-1545 sqm$1,482
Kingsford Waterbay161m2026-0906-1064 sqm$1,517
Kingsford Waterbay161m2026-0911-1564 sqm$1,495
Kingsford Waterbay161m2026-0906-1064 sqm$1,430
Kingsford Waterbay161m2026-0911-1564 sqm$1,524
Riversails169m2026-0911-1588 sqm$1,499
Riversails169m2026-0906-1088 sqm$1,489
Riversails169m2026-0906-10110 sqm$1,520
Kingsford Waterbay161m2026-0806-1044 sqm$1,410
Kingsford Waterbay161m2026-0811-1583 sqm$1,433

The 11 most recent of 60 at this radius. Storey bands as published; no feed carries a unit number.

The land under Heron Bay

HDB put this parcel out to tender and names Heron Bay as what was built on it. Everything below is from that tender: the dates, the winning price, and the 7 bids that came in.

  1. Tender launched19 Jan 2012
  2. Tender closed1 Mar 20127 bids received
  3. Awarded6 Mar 2012Ho Lee Group Pte Ltd & Evia Real Estate Management Pte Ltd
  4. Winning tenderS$141,480,000S$3,262 per sq m of gross floor area · S$303 per sq ft
Parcel
Hougang E5 Upper Serangoon View/ Upper Serangoon Road
Site area
12,392 sq m
Lease
99 yrs
Plot ratio
3.5
Gross floor area
43,373 sq m
Sold as
EC
Every bid — all 7, as HDB published them
Ranked by amount. The gap column is each bid measured against the winning one — subtraction, not a judgement about whether anyone bid well.
#TendererBidBehind the winner
1Ho Lee Group Pte Ltd & Evia Real Estate Management Pte LtdS$141,480,000—
2EL Development Pte LtdS$132,100,000S$9,380,000 · 6.6%
3Peak Living Pte LtdS$119,050,000S$22,430,000 · 15.9%
4Mezzo Development Pte LtdS$108,000,000S$33,480,000 · 23.7%
5Qingjian Realty (South Pacific) Group Pte LtdS$107,370,000S$34,110,000 · 24.1%
6Elitist Development Pte LtdS$106,000,000S$35,480,000 · 25.1%
7Frasers Centrepoint LimitedS$93,390,000S$48,090,000 · 34.0%

What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.

Source: HDB — Sites Sold by HDB · tender awarded 6 Mar 2012 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “Heron Bay”. This parcel, from tender to today · Every land sale

Where the money actually goes

Drag the sale price. Everything moves.

Cash
Loan
CPF refund from proceeds
Fees
Sale price · S$1,460,000
Outstanding loan
CPF principal used
CPF accrued interest, if known

Use the “What happens if” figure in your CPF Home ownership dashboard. Leave blank to estimate it.

Years since CPF was first used

Used only for the estimate when accrued interest is blank.

Agent fee %

A sale at S$1,460,000

Your figures · CPF interest estimated
Sale priceS$1,460,000
Redeems the loan−S$180,000
Agent fee (2% + GST) and legal−S$34,628
Refund to your CPFprincipal plus estimated accrued interest−S$202,416
Cash to youS$1,042,956
S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416. CPF Board’s market-value rule · CPF OA interest 2.5% p.a.

Three things this can't know

  1. Your actual floor, facing and renovationPublic data gives a storey band, never your unit.
  2. Whether you sell or buy firstChanges your ABSD, timeline and bridging cost — often by five figures.
  3. Your real CPF accrued interestThe figure here is an estimate. Yours is in your CPF statement right now.

Tell me those and I'll run your actual numbers — no charge, no obligation.

Optional — but it's the single biggest thing the public data can't see.

What are you weighing up?
Rough timing
Staying in touch — optional

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