Heron Bay
Heron Bay is an executive condominium in District 19 (Hougang / Punggol / Sengkang), in the Outside Central Region. In the 12 months to August 2026, the median price was S$1,409 psf from 19 sales.
At a glance
- District
- District 19 (Hougang / Punggol / Sengkang)
- Region
- Outside Central Region
- Type
- Executive Condominium
- Tenure
- 99-year lease from 2012, about 85 years left
- Completed
- 2015, about 11 years old
What the prices say
The median home in Heron Bay sold for S$1,500,000: the middle of 19 sales in the 12 months to August 2026.
That is noticeably below the middle condo project in District 19 (Hougang / Punggol / Sengkang), which sold at S$1,550 psf across 132 projects: about 9% lower. By price per square foot it ranks 63rd of the 74 projects in the district that have a price to show, where 1st is the highest.
Year by year, the median was S$943 psf in 2021 (82 sales) and S$1,408 psf in 2026 so far (10 sales), up about 49%. The highest year in the record was 2025 at S$1,367 psf.
Higher floors sold for more here: floors 16 to 20 at S$1,390 psf against S$1,263 psf on floors 1 to 5, about 10% more per square foot (24 months).
By unit size (24 months): 900 to 1,199 sq ft at S$1,344 psf, 1,200 to 1,499 sq ft at S$1,368 psf and 1,500 sq ft and over at S$1,155 psf. Smaller homes cost more per square foot than larger ones.
Against similar projects in the district
This project and the three others in District 19 (Hougang / Punggol / Sengkang) whose median over the last 12 months is closest to Heron Bay's S$1,409 psf. They are chosen by price per square foot, not by distance, so they may not be neighbours.
Their middle figure is S$1,390 psf, about the same as Heron Bay (within 2%).
| Project | Median price per sq ft | Sales |
|---|---|---|
| Heron Bay | S$1,409 psf | 19 |
| Central View | S$1,390 psf | 5 |
| Boathouse Residences | S$1,429 psf | 19 |
| Austville Residences | S$1,371 psf | 35 |
What sells here
19 homes sold in the last 12 months, down from 39 in the 12 months before.
The most common size was 1,200 to 1,499 sq ft, with 28 of the 58 sales in the last 24 months, close to half.
None of the 58 sales in the last 24 months were first sales of new units: all 58 were resales.
The first new sale in our records was in October 2012.
Rents and yield
Rental contracts that began in the 12 months to August 2026 had a median rent of S$3,950 a month (16 contracts). The district's median across every contract was S$3,600, so rents here ran noticeably above it: about 10% higher.
Over the 24 months the median rent was S$4,000 (27 contracts), about the same as the latest 12 months, within 2%.
By bedrooms: 3 bedrooms S$4,000 (11). The figure in brackets is the number of contracts.
Setting rent against price for 900 to 1,199 sq ft homes (9 rentals and 9 resale or sub-sale transactions) gives a gross yield estimate of 3.4%: a median rent of S$4,000 a month against a median price of S$1,430,000. It is before maintenance, vacancy, tax and loan costs, and it uses middle values, so a particular home can differ.
Age and lease
49 other projects in District 19 (Hougang / Punggol / Sengkang) were completed within 5 years of Heron Bay and have a price. Their middle price was S$1,615 psf, so Heron Bay sold noticeably below projects of a similar age: about 13% lower.
The title is a leasehold, so the years remaining shrink each year. The leases and tenure entry in the glossary explains what that means for a buyer.
Leases and tenure in the glossary
What this page cannot tell you
A median is the middle of many different homes in Heron Bay. It does not describe one unit: its condition, facing, view, renovation, floor or stack can each move a price well away from the middle, and none of them is in the records behind this page.
The figures are recorded transactions, so they describe what has sold and not what is on the market now. They are not a valuation, and they say nothing about future prices.
Questions this page answers
What is the median price per square foot in Heron Bay?
S$1,409 psf in the 12 months to August 2026, from 19 sales. For the median home that is S$1,500,000.
How many homes sold in Heron Bay?
19 in the last 12 months and 58 in the last 24 months, across all sale types.
What do homes in Heron Bay rent for?
The median rent for contracts that began in the 12 months to August 2026 was S$3,950 a month, from 16 contracts.
What is the rental yield in Heron Bay?
Between 3.4% and 3.4% gross, depending on unit size. It is an estimate before costs, made from the median recorded rent and the median resale or sub-sale price for each size range.
How much lease is left in Heron Bay?
It is a 99-year lease from 2012, which leaves about 85 years at 2026.
Figures from URA data, 12 months to August 2026. Rents to August 2026. General information, not financial advice.
The figures
Sale prices
| Period | Median price per sq ft | Median price | Sales |
|---|---|---|---|
| Last 12 months | S$1,409 psf | S$1,500,000 | 19 |
| Last 24 months | S$1,357 psf | S$1,602,500 | 58 |
| Last 5 years | S$1,271 psf | S$1,460,000 | 159 |
Source: URA data. Data as of August 2026.
Price by year
| Year | Median price per sq ft | Sales |
|---|---|---|
| 2021 | S$943 psf | 82 |
| 2022 | S$1,077 psf | 31 |
| 2023 | S$1,258 psf | 22 |
| 2024 | S$1,306 psf | 42 |
| 2025 | S$1,367 psf | 32 |
| 2026 (to August) | S$1,408 psf | 10 |
Each year is the median over the sales recorded in it. Source: URA data. Data as of August 2026.
Price by floor range
| Floor range | Median price per sq ft | Sales |
|---|---|---|
| Floors 1 to 5 | S$1,263 psf | 13 |
| Floors 6 to 10 | S$1,366 psf | 19 |
| Floors 11 to 15 | S$1,386 psf | 19 |
| Floors 16 to 20 | S$1,390 psf | 7 |
Price by unit size
| Size | Median price per sq ft | Sales |
|---|---|---|
| 900 to 1,199 sq ft | S$1,344 psf | 24 |
| 1,200 to 1,499 sq ft | S$1,368 psf | 28 |
| 1,500 sq ft and over | S$1,155 psf | 5 |
The floor is the storey recorded in each sale. Source: URA data. Sales in the 24 months to August 2026. Data as of August 2026.
Rent against price for Heron Bay, by size
Rents
| Period | Median rent | Contracts |
|---|---|---|
| Last 12 months | S$3,950 a month | 16 |
| Last 24 months | S$4,000 a month | 27 |
| Bedrooms | Median rent, 12 months | Contracts | Median rent, 24 months |
|---|---|---|---|
| 1 bedroom | Under 5 contracts | 0 | Under 5 contracts |
| 2 bedrooms | Under 5 contracts | 3 | Under 5 contracts |
| 3 bedrooms | S$4,000 a month | 11 | S$4,000 a month |
| 4 or more bedrooms | Under 5 contracts | 2 | S$4,000 a month |
Source: URA data, rental contracts. Rents are the median of the contracts that began in the period. Data as of August 2026.
Where to look next
- Work out the stamp duty on a purchase at these prices (Free, no sign-in)
- How buyer stamp duty works
- Loan limits: how much a bank can lend
- The cooling measures, including additional stamp duty
- Other condos in District 19 (Hougang / Punggol / Sengkang)
- Rents for every district, by size
- Rent against price for Heron Bay, by size
- Leases and tenure in the glossary
What could a unit here sell for?
Condo Atlas can give an indicative value for a unit in Heron Bay, with a likely range and the recent sales behind it. Sign in is free.
Open Heron Bay in Condo AtlasOther condos in District 19 (Hougang / Punggol / Sengkang)
- Highland Centre
- Highland Condominium
- Hilbre28
- Hillside Mansions
- Hougang Green
- Hua Court
- Hundred Palms Residences
- Isuites @ Palm
- Isuites @ Tani
- Jade Residences
- Jansen 28
- Jansen House
About the data
Figures are medians of transactions recorded by URA, over the periods shown, and a figure appears only when at least 5 records sit behind it. Sale figures: data as of August 2026. Rent figures: data as of August 2026. Swee Homes is not affiliated with URA or Condo Atlas. General information, not financial advice.