Heron Bay
Upper Serangoon View · D19 · Outside central region · Executive Condominium
The median sale at Heron Bay was $1,480,000 — $1,280 psf — across 149 transactions between Oct 2021 and Sept 2026. 99-year lease from 2012.
What it costs per month of lease
A lease is a wasting asset. Spread the median price across the months of lease that are left and the figure is comparable between a dear flat with a long lease and a cheap one with a short one — which is the comparison a price alone cannot make.
This is the purchase price divided by the lease, and nothing else. It excludes stamp duty, the interest on a mortgage, maintenance and property tax. The calculator adds those.
Year by year
The median moved up 56 per cent a square foot between 2021 and 2026. The sale count beside each year is how much evidence that year rests on.
- 202110 sales$911
- 202231 sales$1077
- 202322 sales$1258
- 202442 sales$1306
- 202532 sales$1367
- 202612 sales$1424
Show the figures
| Year | Median price | Per sq ft | Sales |
|---|---|---|---|
| 2021 | $1,545,000 | $911 psf | 10 |
| 2022 | $1,300,000 | $1,077 psf | 31 |
| 2023 | $1,525,000 | $1,258 psf | 22 |
| 2024 | $1,620,000 | $1,306 psf | 42 |
| 2025 | $1,602,500 | $1,367 psf | 32 |
| 2026 | $1,519,444 | $1,424 psf | 12 |
Other developments in D19
- Rivercove Residences · $1,631 psf
- Riverfront Residences · $1,641 psf
- Chuan Park · $2,598 psf
- The Florence Residences · $1,775 psf
- Affinity At Serangoon · $1,760 psf
- Kingsford Waterbay · $1,415 psf
- A Treasure Trove · $1,495 psf
- Botanique At Bartley · $1,858 psf
Transactions from the Urban Redevelopment Authority, covering Oct 2021 to Oct 2026. URA publishes a rolling five-year window; months before it are held in this site’s own archive. A caveat is lodged after a sale is agreed, so the most recent weeks are always incomplete.