executive condominium · 534016
Heron Bay
Project page · 99-year lease from 2012
Indicative value range
S$1,733,750 – S$1,800,000
Indicative mid S$1,789,513 · S$1,458 psf
Based on 5 sales in this project, last 6 months. Search did not need to widen. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqft | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Heron Bay | 11-15 | 1,281 sqft | S$1,868,000 | S$1,458 psf | ×1.000 | S$1,458 psf |
| Jul 2026 | Heron Bay | 11-15 | 1,033 sqft | S$1,460,000 | S$1,413 psf | ×1.000 | S$1,413 psf |
| Jul 2026 | Heron Bay | 06-10 | 1,389 sqft | S$2,088,888 | S$1,504 psf | ×1.000 | S$1,504 psf |
| Jun 2026 | Heron Bay | 16-20 | 1,023 sqft | S$1,500,000 | S$1,467 psf | ×1.000 | S$1,467 psf |
| May 2026 | Heron Bay | 11-15 | 1,033 sqft | S$1,415,000 | S$1,369 psf | ×1.000 | S$1,369 psf |
How accurate is this estimate for Heron Bay?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 14 sales in Heron Bay since.
- Median error
- 5.6%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this home earns against what it costs, set beside what homes like it earn.
2.62% gross yield
S$46,800 of rent a year against the estimate above · 0.82 points below flats like it
Leases signed here within a quarter of this size run about S$3,900 a month, the middle of 20 of them.
In outside the central region, leasehold flats with 80 to 89 years of lease left yield 3.44%, from 146 projects.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent leases signed here
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q3 2026 | 1000-1100 sqft | 3 | Executive Condominium | S$4,000 |
| Q3 2026 | 1000-1100 sqft | 3 | Executive Condominium | S$4,000 |
| Q3 2026 | 1000-1100 sqft | 3 | Executive Condominium | S$3,900 |
| Q3 2026 | 1000-1100 sqft | 3 | Executive Condominium | S$3,900 |
| Q3 2026 | 1000-1100 sqft | 3 | Executive Condominium | S$3,900 |
| Q3 2026 | 1300-1400 sqft | 4 | Executive Condominium | S$3,800 |
| Q3 2026 | 1300-1400 sqft | 4 | Executive Condominium | S$3,800 |
| Q3 2026 | 1000-1100 sqft | 3 | Executive Condominium | S$3,750 |
median of 20 URA rental contracts at Heron Bay within a quarter of 114 sqm, since 2025Q4.
Buying or selling at S$1,789,513?
Buying: Stamp duty on S$1,789,513 · Cash and CPF needed on S$1,789,513 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,789,513.
Each opens with this figure filled in; change anything there.
Primary schools near 59 Upper Serangoon View
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- CHIJ Our Lady of the Nativity (girls) · 628 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Punggol Primary School · 916 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- North Vista Primary School · 971 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- North Spring Primary School · 1,101 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,385 m · no 2025 Phase 2C ballot
- Holy Innocents' Primary School · 1,458 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Palm View Primary School · 1,498 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 1,506 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,783 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yio Chu Kang Primary School · 1,923 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Compassvale Primary School · 1,966 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Heron Bay · 11-15 · Executive Condominium · 84 years left | 1,281 sqft | S$1,868,000 | S$1,458 psf |
| Jul 2026 | Heron Bay · 06-10 · Executive Condominium · 85 years left | 1,389 sqft | S$2,088,888 | S$1,504 psf |
| Jul 2026 | Heron Bay · 11-15 · Executive Condominium · 85 years left | 1,033 sqft | S$1,460,000 | S$1,413 psf |
| Jun 2026 | Heron Bay · 16-20 · Executive Condominium · 85 years left | 1,023 sqft | S$1,500,000 | S$1,467 psf |
| Jun 2026 | Heron Bay · 06-10 · Executive Condominium · 85 years left excluded: outlier | 1,507 sqft | S$2,380,000 | S$1,579 psf |
| May 2026 | Heron Bay · 11-15 · Executive Condominium · 85 years left | 775 sqft | S$1,150,000 | S$1,484 psf |
| May 2026 | Heron Bay · 11-15 · Executive Condominium · 85 years left | 1,033 sqft | S$1,415,000 | S$1,369 psf |
| Apr 2026 | Heron Bay · 01-05 · Executive Condominium · 85 years left | 1,033 sqft | S$1,385,000 | S$1,340 psf |
| Apr 2026 | Heron Bay · 06-10 · Executive Condominium · 85 years left | 1,033 sqft | S$1,450,000 | S$1,403 psf |
| Mar 2026 | Heron Bay · 01-05 · Executive Condominium · 85 years left | 1,281 sqft | S$1,696,000 | S$1,324 psf |
| Feb 2026 | Heron Bay · 01-05 · Executive Condominium · 85 years left excluded: outlier | 1,259 sqft | S$1,538,888 | S$1,222 psf |
| Jan 2026 | Heron Bay · 06-10 · Executive Condominium · 85 years left | 1,281 sqft | S$1,838,000 | S$1,435 psf |
| Dec 2025 | Heron Bay · 11-15 · Executive Condominium · 85 years left | 1,281 sqft | S$1,850,000 | S$1,444 psf |
| Dec 2025 | Heron Bay · 06-10 · Executive Condominium · 85 years left | 1,507 sqft | S$2,180,000 | S$1,447 psf |
| Nov 2025 | Heron Bay · 11-15 · Executive Condominium · 85 years left excluded: outlier | 1,496 sqft | S$2,330,000 | S$1,557 psf |
| Oct 2025 | Heron Bay · 06-10 · Executive Condominium · 85 years left | 1,281 sqft | S$1,908,000 | S$1,490 psf |
| Oct 2025 | Heron Bay · 11-15 · Executive Condominium · 85 years left | 1,281 sqft | S$1,800,000 | S$1,405 psf |
| Sept 2025 | Heron Bay · 06-10 · Executive Condominium · 85 years left | 1,033 sqft | S$1,350,000 | S$1,306 psf |
| Sept 2025 | Heron Bay · 06-10 · Executive Condominium · 85 years left | 1,023 sqft | S$1,388,000 | S$1,357 psf |
| Sept 2025 | Heron Bay · 06-10 · Executive Condominium · 85 years left | 1,033 sqft | S$1,456,000 | S$1,409 psf |
| Sept 2025 | Heron Bay · 16-20 · Executive Condominium · 85 years left | 1,023 sqft | S$1,430,000 | S$1,398 psf |
| Aug 2025 | Heron Bay · 16-20 · Executive Condominium · 85 years left excluded: outlier | 1,507 sqft | S$2,250,000 | S$1,493 psf |
| Aug 2025 | Heron Bay · 06-10 · Executive Condominium · 85 years left | 1,227 sqft | S$1,600,000 | S$1,304 psf |
| Aug 2025 | Heron Bay · 11-15 · Executive Condominium · 85 years left | 1,023 sqft | S$1,375,000 | S$1,345 psf |
| Jul 2025 | Heron Bay · 11-15 · Executive Condominium · 86 years left | 1,389 sqft | S$1,925,000 | S$1,386 psf |
| Jul 2025 | Heron Bay · 16-20 · Executive Condominium · 86 years left | 1,389 sqft | S$1,930,000 | S$1,390 psf |
| Jul 2025 | Heron Bay · 06-10 · Executive Condominium · 86 years left | 1,033 sqft | S$1,370,000 | S$1,326 psf |
| Jun 2025 | Heron Bay · 11-15 · Executive Condominium · 86 years left | 1,023 sqft | S$1,380,000 | S$1,350 psf |
| Jun 2025 | Heron Bay · 16-20 · Executive Condominium · 86 years left | 1,227 sqft | S$1,628,000 | S$1,327 psf |
| Jun 2025 | Heron Bay · 11-15 · Executive Condominium · 86 years left | 1,023 sqft | S$1,400,000 | S$1,369 psf |
| Jun 2025 | Heron Bay · 01-05 · Executive Condominium · 86 years left excluded: outlier | 915 sqft | S$1,100,000 | S$1,202 psf |
| May 2025 | Heron Bay · 06-10 · Executive Condominium · 86 years left | 1,281 sqft | S$1,750,000 | S$1,366 psf |
| May 2025 | Heron Bay · 06-10 · Executive Condominium · 86 years left | 1,389 sqft | S$1,905,888 | S$1,373 psf |
| May 2025 | Heron Bay · 11-15 · Executive Condominium · 86 years left | 1,033 sqft | S$1,380,000 | S$1,335 psf |
| May 2025 | Heron Bay · 06-10 · Executive Condominium · 86 years left | 1,227 sqft | S$1,605,000 | S$1,308 psf |
| Apr 2025 | Heron Bay · 01-05 · Executive Condominium · 86 years left | 1,227 sqft | S$1,550,000 | S$1,263 psf |
| Apr 2025 | Heron Bay · 11-15 · Executive Condominium · 86 years left | 1,033 sqft | S$1,440,000 | S$1,394 psf |
| Apr 2025 | Heron Bay · 01-05 · Executive Condominium · 86 years left | 1,227 sqft | S$1,580,000 | S$1,288 psf |
| Apr 2025 | Heron Bay · 11-15 · Executive Condominium · 86 years left | 1,281 sqft | S$1,850,000 | S$1,444 psf |
| Mar 2025 | Heron Bay · 01-05 · Executive Condominium · 86 years left | 1,819 sqft | S$2,100,000 | S$1,154 psf |
| Feb 2025 | Heron Bay · 11-15 · Executive Condominium · 86 years left | 1,033 sqft | S$1,350,000 | S$1,306 psf |
| Feb 2025 | Heron Bay · 11-15 · Executive Condominium · 86 years left | 1,227 sqft | S$1,700,000 | S$1,385 psf |
| Jan 2025 | Heron Bay · 06-10 · Executive Condominium · 86 years left | 1,389 sqft | S$1,900,000 | S$1,368 psf |
| Jan 2025 | Heron Bay · 16-20 · Executive Condominium · 86 years left | 1,033 sqft | S$1,388,000 | S$1,343 psf |
| Dec 2024 | Heron Bay · 11-15 · Executive Condominium · 86 years left | 1,033 sqft | S$1,468,000 | S$1,421 psf |
| Dec 2024 | Heron Bay · 11-15 · Executive Condominium · 86 years left excluded: outlier | 1,496 sqft | S$2,265,000 | S$1,514 psf |
| Nov 2024 | Heron Bay · 06-10 · Executive Condominium · 86 years left | 1,033 sqft | S$1,340,000 | S$1,297 psf |
| Nov 2024 | Heron Bay · 16-20 · Executive Condominium · 86 years left | 2,842 sqft | S$3,150,000 | S$1,109 psf |
| Nov 2024 | Heron Bay · 11-15 · Executive Condominium · 86 years left | 1,389 sqft | S$1,900,000 | S$1,368 psf |
| Nov 2024 | Heron Bay · 11-15 · Executive Condominium · 86 years left | 1,281 sqft | S$1,738,000 | S$1,357 psf |
| Nov 2024 | Heron Bay · 01-05 · Executive Condominium · 86 years left | 1,927 sqft | S$2,225,000 | S$1,155 psf |
| Nov 2024 | Heron Bay · 06-10 · Executive Condominium · 86 years left | 1,033 sqft | S$1,323,000 | S$1,280 psf |
| Oct 2024 | Heron Bay · 01-05 · Executive Condominium · 86 years left | 1,023 sqft | S$1,338,000 | S$1,308 psf |
| Oct 2024 | Heron Bay · 01-05 · Executive Condominium · 86 years left | 1,227 sqft | S$1,610,000 | S$1,312 psf |
| Oct 2024 | Heron Bay · 01-05 · Executive Condominium · 86 years left | 1,356 sqft | S$1,700,000 | S$1,253 psf |
| Oct 2024 | Heron Bay · 01-05 · Executive Condominium · 86 years left | 1,227 sqft | S$1,638,000 | S$1,335 psf |
| Sept 2024 | Heron Bay · 06-10 · Executive Condominium · 86 years left | 1,033 sqft | S$1,340,000 | S$1,297 psf |
| Sept 2024 | Heron Bay · 01-05 · Executive Condominium · 86 years left | 1,033 sqft | S$1,270,000 | S$1,229 psf |
| Sept 2024 | Heron Bay · 06-10 · Executive Condominium · 86 years left | 1,496 sqft | S$2,150,000 | S$1,437 psf |
| Sept 2024 | Heron Bay · 06-10 · Executive Condominium · 86 years left | 1,389 sqft | S$1,850,000 | S$1,332 psf |
| Aug 2024 | Heron Bay · 01-05 · Executive Condominium · 86 years left | 1,496 sqft | S$2,098,888 | S$1,403 psf |
| Jul 2024 | Heron Bay · 01-05 · Executive Condominium · 87 years left | 1,281 sqft | S$1,795,000 | S$1,401 psf |
| Jul 2024 | Heron Bay · 01-05 · Executive Condominium · 87 years left | 1,281 sqft | S$1,600,000 | S$1,249 psf |
| Jul 2024 | Heron Bay · 11-15 · Executive Condominium · 87 years left | 1,389 sqft | S$1,870,000 | S$1,347 psf |
| Jun 2024 | Heron Bay · 11-15 · Executive Condominium · 87 years left | 1,023 sqft | S$1,320,000 | S$1,291 psf |
| Jun 2024 | Heron Bay · 06-10 · Executive Condominium · 87 years left | 1,033 sqft | S$1,360,000 | S$1,316 psf |
| May 2024 | Heron Bay · 01-05 · Executive Condominium · 87 years left | 1,033 sqft | S$1,270,000 | S$1,229 psf |
| May 2024 | Heron Bay · 01-05 · Executive Condominium · 87 years left | 1,281 sqft | S$1,680,000 | S$1,312 psf |
| May 2024 | Heron Bay · 16-20 · Executive Condominium · 87 years left | 2,271 sqft | S$2,428,888 | S$1,069 psf |
| May 2024 | Heron Bay · 11-15 · Executive Condominium · 87 years left | 1,281 sqft | S$1,620,000 | S$1,265 psf |
| May 2024 | Heron Bay · 01-05 · Executive Condominium · 87 years left | 1,507 sqft | S$1,915,000 | S$1,271 psf |
| May 2024 | Heron Bay · 11-15 · Executive Condominium · 87 years left | 1,033 sqft | S$1,335,000 | S$1,292 psf |
| Apr 2024 | Heron Bay · 16-20 · Executive Condominium · 87 years left | 1,033 sqft | S$1,380,000 | S$1,335 psf |
| Apr 2024 | Heron Bay · 01-05 · Executive Condominium · 87 years left | 1,033 sqft | S$1,340,000 | S$1,297 psf |
| Apr 2024 | Heron Bay · 11-15 · Executive Condominium · 87 years left | 1,033 sqft | S$1,390,000 | S$1,345 psf |
| Apr 2024 | Heron Bay · 01-05 · Executive Condominium · 87 years left | 1,389 sqft | S$1,850,000 | S$1,332 psf |
| Mar 2024 | Heron Bay · 01-05 · Executive Condominium · 87 years left | 1,281 sqft | S$1,620,000 | S$1,265 psf |
| Mar 2024 | Heron Bay · 11-15 · Executive Condominium · 87 years left | 1,033 sqft | S$1,330,000 | S$1,287 psf |
| Mar 2024 | Heron Bay · 11-15 · Executive Condominium · 87 years left | 775 sqft | S$1,030,000 | S$1,329 psf |
| Mar 2024 | Heron Bay · 06-10 · Executive Condominium · 87 years left | 1,389 sqft | S$1,840,000 | S$1,325 psf |
| Mar 2024 | Heron Bay · 06-10 · Executive Condominium · 87 years left excluded: outlier | 1,227 sqft | S$1,740,000 | S$1,418 psf |
| Feb 2024 | Heron Bay · 06-10 · Executive Condominium · 87 years left | 1,023 sqft | S$1,300,000 | S$1,271 psf |
| Feb 2024 | Heron Bay · 11-15 · Executive Condominium · 87 years left | 1,227 sqft | S$1,600,000 | S$1,304 psf |
| Jan 2024 | Heron Bay · 06-10 · Executive Condominium · 87 years left | 1,281 sqft | S$1,650,888 | S$1,289 psf |
| Jan 2024 | Heron Bay · 06-10 · Executive Condominium · 87 years left | 1,023 sqft | S$1,300,000 | S$1,271 psf |
| Jan 2024 | Heron Bay · 01-05 · Executive Condominium · 87 years left | 1,389 sqft | S$1,850,000 | S$1,332 psf |
| Dec 2023 | Heron Bay · 11-15 · Executive Condominium · 87 years left | 1,389 sqft | S$1,850,000 | S$1,332 psf |
| Nov 2023 | Heron Bay · 11-15 · Executive Condominium · 87 years left | 1,281 sqft | S$1,630,000 | S$1,273 psf |
| Nov 2023 | Heron Bay · 11-15 · Executive Condominium · 87 years left | 1,033 sqft | S$1,325,000 | S$1,282 psf |
| Nov 2023 | Heron Bay · 16-20 · Executive Condominium · 87 years left | 1,227 sqft | S$1,550,000 | S$1,263 psf |
| Nov 2023 | Heron Bay · 16-20 · Executive Condominium · 87 years left | 2,271 sqft | S$2,350,000 | S$1,035 psf |
| Oct 2023 | Heron Bay · 11-15 · Executive Condominium · 87 years left | 1,023 sqft | S$1,300,000 | S$1,271 psf |
| Sept 2023 | Heron Bay · 01-05 · Executive Condominium · 87 years left | 1,281 sqft | S$1,580,000 | S$1,234 psf |
| Aug 2023 | Heron Bay · 06-10 · Executive Condominium · 87 years left | 1,033 sqft | S$1,338,000 | S$1,295 psf |
| Aug 2023 | Heron Bay · 06-10 · Executive Condominium · 87 years left | 1,496 sqft | S$1,875,000 | S$1,253 psf |
| Aug 2023 | Heron Bay · 06-10 · Executive Condominium · 87 years left | 1,227 sqft | S$1,530,000 | S$1,247 psf |
| Aug 2023 | Heron Bay · 06-10 · Executive Condominium · 87 years left | 1,023 sqft | S$1,300,000 | S$1,271 psf |
| Jul 2023 | Heron Bay · 16-20 · Executive Condominium · 88 years left | 1,281 sqft | S$1,650,000 | S$1,288 psf |
| Jul 2023 | Heron Bay · 06-10 · Executive Condominium · 88 years left | 1,227 sqft | S$1,442,000 | S$1,175 psf |
| Jul 2023 | Heron Bay · 01-05 · Executive Condominium · 88 years left | 1,389 sqft | S$1,680,000 | S$1,210 psf |
| Jun 2023 | Heron Bay · 06-10 · Executive Condominium · 88 years left | 1,281 sqft | S$1,520,000 | S$1,187 psf |
| May 2023 | Heron Bay · 11-15 · Executive Condominium · 88 years left | 1,033 sqft | S$1,330,000 | S$1,287 psf |
| May 2023 | Heron Bay · 01-05 · Executive Condominium · 88 years left | 1,593 sqft | S$1,710,000 | S$1,073 psf |
| Apr 2023 | Heron Bay · 11-15 · Executive Condominium · 88 years left | 1,033 sqft | S$1,310,000 | S$1,268 psf |
| Apr 2023 | Heron Bay · 06-10 · Executive Condominium · 88 years left | 1,023 sqft | S$1,150,000 | S$1,125 psf |
| Apr 2023 | Heron Bay · 11-15 · Executive Condominium · 88 years left | 1,389 sqft | S$1,698,000 | S$1,223 psf |
| Apr 2023 | Heron Bay · 11-15 · Executive Condominium · 88 years left | 1,033 sqft | S$1,320,000 | S$1,277 psf |
| Mar 2023 | Heron Bay · 11-15 · Executive Condominium · 88 years left | 1,023 sqft | S$1,210,000 | S$1,183 psf |
| Oct 2022 | Heron Bay · 06-10 · Executive Condominium · 88 years left | 1,389 sqft | S$1,550,000 | S$1,116 psf |
| Oct 2022 | Heron Bay · 06-10 · Executive Condominium · 88 years left | 1,281 sqft | S$1,460,000 | S$1,140 psf |
| Sept 2022 | Heron Bay · 01-05 · Executive Condominium · 88 years left | 1,033 sqft | S$1,210,000 | S$1,171 psf |
| Aug 2022 | Heron Bay · 06-10 · Executive Condominium · 88 years left | 775 sqft | S$870,000 | S$1,123 psf |
| Jul 2022 | Heron Bay · 06-10 · Executive Condominium · 89 years left excluded: outlier | 1,227 sqft | S$1,250,000 | S$1,019 psf |
| Jun 2022 | Heron Bay · 11-15 · Executive Condominium · 89 years left | 1,227 sqft | S$1,383,000 | S$1,127 psf |
| May 2022 | Heron Bay · 06-10 · Executive Condominium · 89 years left | 1,281 sqft | S$1,420,000 | S$1,109 psf |
| May 2022 | Heron Bay · 06-10 · Executive Condominium · 89 years left | 1,033 sqft | S$1,160,000 | S$1,123 psf |
| May 2022 | Heron Bay · 01-05 · Executive Condominium · 89 years left | 1,033 sqft | S$1,100,000 | S$1,065 psf |
| May 2022 | Heron Bay · 06-10 · Executive Condominium · 89 years left | 1,227 sqft | S$1,330,000 | S$1,084 psf |
| May 2022 | Heron Bay · 01-05 · Executive Condominium · 89 years left | 1,023 sqft | S$1,125,000 | S$1,100 psf |
| May 2022 | Heron Bay · 11-15 · Executive Condominium · 89 years left | 1,227 sqft | S$1,380,000 | S$1,125 psf |
| Apr 2022 | Heron Bay · 11-15 · Executive Condominium · 89 years left | 775 sqft | S$862,000 | S$1,112 psf |
| Apr 2022 | Heron Bay · 06-10 · Executive Condominium · 89 years left | 1,227 sqft | S$1,318,000 | S$1,074 psf |
| Apr 2022 | Heron Bay · 06-10 · Executive Condominium · 89 years left | 1,389 sqft | S$1,491,000 | S$1,074 psf |
| Apr 2022 | Heron Bay · 11-15 · Executive Condominium · 89 years left | 1,227 sqft | S$1,300,088 | S$1,059 psf |
| Mar 2022 | Heron Bay · 01-05 · Executive Condominium · 89 years left | 1,227 sqft | S$1,280,000 | S$1,043 psf |
| Mar 2022 | Heron Bay · 06-10 · Executive Condominium · 89 years left | 1,023 sqft | S$1,160,000 | S$1,134 psf |
| Feb 2022 | Heron Bay · 11-15 · Executive Condominium · 89 years left | 1,033 sqft | S$1,138,000 | S$1,101 psf |
| Feb 2022 | Heron Bay · 16-20 · Executive Condominium · 89 years left | 1,033 sqft | S$1,138,000 | S$1,101 psf |
| Feb 2022 | Heron Bay · 01-05 · Executive Condominium · 89 years left | 775 sqft | S$810,000 | S$1,045 psf |
| Feb 2022 | Heron Bay · 01-05 · Executive Condominium · 89 years left | 1,507 sqft | S$1,598,000 | S$1,060 psf |
| Feb 2022 | Heron Bay · 11-15 · Executive Condominium · 89 years left | 1,227 sqft | S$1,300,000 | S$1,059 psf |
| Jan 2022 | Heron Bay · 16-20 · Executive Condominium · 89 years left | 2,400 sqft | S$2,145,000 | S$894 psf |
| Jan 2022 | Heron Bay · 06-10 · Executive Condominium · 89 years left | 1,389 sqft | S$1,518,000 | S$1,093 psf |
| Jan 2022 | Heron Bay · 01-05 · Executive Condominium · 89 years left | 1,819 sqft | S$1,600,000 | S$880 psf |
| Jan 2022 | Heron Bay · 11-15 · Executive Condominium · 89 years left | 1,281 sqft | S$1,315,000 | S$1,027 psf |
| Jan 2022 | Heron Bay · 06-10 · Executive Condominium · 89 years left | 1,281 sqft | S$1,380,000 | S$1,077 psf |
| Jan 2022 | Heron Bay · 01-05 · Executive Condominium · 89 years left | 1,023 sqft | S$1,015,000 | S$993 psf |
| Jan 2022 | Heron Bay · 11-15 · Executive Condominium · 89 years left | 775 sqft | S$825,000 | S$1,065 psf |
| Jan 2022 | Heron Bay · 06-10 · Executive Condominium · 89 years left | 1,281 sqft | S$1,300,000 | S$1,015 psf |
| Dec 2021 | Heron Bay · 11-15 · Executive Condominium · 89 years left | 1,033 sqft | S$1,145,000 | S$1,108 psf |
| Dec 2021 | Heron Bay · 01-05 · Executive Condominium · 89 years left | 1,819 sqft | S$1,610,000 | S$885 psf |
| Dec 2021 | Heron Bay · 16-20 · Executive Condominium · 89 years left | 2,583 sqft | S$2,290,000 | S$886 psf |
| Dec 2021 | Heron Bay · 01-05 · Executive Condominium · 89 years left | 1,582 sqft | S$1,480,000 | S$935 psf |
| Dec 2021 | Heron Bay · 16-20 · Executive Condominium · 89 years left | 2,400 sqft | S$1,980,000 | S$825 psf |
| Nov 2021 | Heron Bay · 11-15 · Executive Condominium · 89 years left | 1,281 sqft | S$1,270,000 | S$991 psf |
| Nov 2021 | Heron Bay · 11-15 · Executive Condominium · 89 years left | 1,227 sqft | S$1,280,000 | S$1,043 psf |
| Nov 2021 | Heron Bay · 16-20 · Executive Condominium · 89 years left | 2,842 sqft | S$2,358,000 | S$830 psf |
| Nov 2021 | Heron Bay · 16-20 · Executive Condominium · 89 years left | 2,400 sqft | S$2,015,000 | S$839 psf |
| Oct 2021 | Heron Bay · 11-15 · Executive Condominium · 89 years left | 1,023 sqft | S$1,068,000 | S$1,044 psf |
| Oct 2021 | Heron Bay · 01-05 · Executive Condominium · 89 years left | 1,582 sqft | S$1,420,000 | S$897 psf |
| Oct 2021 | Heron Bay · 06-10 · Executive Condominium · 89 years left | 1,033 sqft | S$1,058,000 | S$1,024 psf |
| Oct 2021 | Heron Bay · 16-20 · Executive Condominium · 89 years left | 2,002 sqft | S$1,720,000 | S$859 psf |
| Oct 2021 | Heron Bay · 01-05 · Executive Condominium · 89 years left | 1,270 sqft | S$1,208,000 | S$951 psf |
| Oct 2021 | Heron Bay · 16-20 · Executive Condominium · 89 years left | 2,002 sqft | S$1,770,000 | S$884 psf |
| Oct 2021 | Heron Bay · 11-15 · Executive Condominium · 89 years left | 1,281 sqft | S$1,330,000 | S$1,038 psf |
See more
Showing 155 of 157.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | Heron Bay · 1000-1100 sqft · 3 bed · Executive Condominium | S$4,000 | S$3.81 psf |
| Q3 2026 | Heron Bay · 1000-1100 sqft · 3 bed · Executive Condominium | S$4,000 | S$3.81 psf |
| Q3 2026 | Heron Bay · 1000-1100 sqft · 3 bed · Executive Condominium | S$3,900 | S$3.71 psf |
| Q3 2026 | Heron Bay · 1000-1100 sqft · 3 bed · Executive Condominium | S$3,900 | S$3.71 psf |
| Q3 2026 | Heron Bay · 1000-1100 sqft · 3 bed · Executive Condominium | S$3,900 | S$3.71 psf |
| Q3 2026 | Heron Bay · 1300-1400 sqft · 4 bed · Executive Condominium | S$3,800 | S$2.81 psf |
| Q3 2026 | Heron Bay · 1300-1400 sqft · 4 bed · Executive Condominium | S$3,800 | S$2.81 psf |
| Q3 2026 | Heron Bay · 1000-1100 sqft · 3 bed · Executive Condominium | S$3,750 | S$3.57 psf |
| Q3 2026 | Heron Bay · 1000-1100 sqft · 3 bed · Executive Condominium | S$3,750 | S$3.57 psf |
| Q2 2026 | Heron Bay · 1000-1100 sqft · 3 bed · Executive Condominium | S$4,050 | S$3.86 psf |
| Q1 2026 | Heron Bay · 1000-1100 sqft · 3 bed · Executive Condominium | S$4,100 | S$3.90 psf |
| Q1 2026 | Heron Bay · 1000-1100 sqft · 3 bed · Executive Condominium | S$4,000 | S$3.81 psf |
| Q1 2026 | Heron Bay · 1000-1100 sqft · 3 bed · Executive Condominium | S$4,000 | S$3.81 psf |
| Q1 2026 | Heron Bay · 700-800 sqft · 2 bed · Executive Condominium | S$3,500 | S$4.67 psf |
| Q4 2025 | Heron Bay · 1000-1100 sqft · 3 bed · Executive Condominium | S$4,100 | S$3.90 psf |
| Q4 2025 | Heron Bay · 1000-1100 sqft · 3 bed · Executive Condominium | S$4,000 | S$3.81 psf |
| Q4 2025 | Heron Bay · 1000-1100 sqft · 3 bed · Executive Condominium | S$4,000 | S$3.81 psf |
| Q4 2025 | Heron Bay · 700-800 sqft · 2 bed · Executive Condominium | S$3,500 | S$4.67 psf |
| Q4 2025 | Heron Bay · 1200-1300 sqft · 3 bed · Executive Condominium | S$3,500 | S$2.80 psf |
| Q4 2025 | Heron Bay · 700-800 sqft · 2 bed · Executive Condominium | S$3,500 | S$4.67 psf |
| Q4 2025 | Heron Bay · 1200-1300 sqft · 3 bed · Executive Condominium | S$3,500 | S$2.80 psf |
| Q4 2025 | Heron Bay · 1200-1300 sqft · 3 bed · Executive Condominium | S$3,400 | S$2.72 psf |
| Q4 2025 | Heron Bay · 1200-1300 sqft · 3 bed · Executive Condominium | S$3,400 | S$2.72 psf |
| Q4 2025 | Heron Bay · 700-800 sqft · 2 bed · Executive Condominium | S$3,400 | S$4.53 psf |
| Q3 2025 | Heron Bay · 1000-1100 sqft · 3 bed · Executive Condominium | S$4,350 | S$4.14 psf |
| Q3 2025 | Heron Bay · 1300-1400 sqft · 4 bed · Executive Condominium | S$4,000 | S$2.96 psf |
| Q3 2025 | Heron Bay · 1000-1100 sqft · 3 bed · Executive Condominium | S$4,000 | S$3.81 psf |
| Q3 2025 | Heron Bay · 1200-1300 sqft · 3 bed · Executive Condominium | S$2,260 | S$1.81 psf |
| Q2 2025 | Heron Bay · 1200-1300 sqft · 4 bed · Executive Condominium | S$4,200 | S$3.36 psf |
| Q2 2025 | Heron Bay · 1000-1100 sqft · 3 bed · Executive Condominium | S$4,002 | S$3.81 psf |
| Q2 2025 | Heron Bay · 1000-1100 sqft · 3 bed · Executive Condominium | S$4,000 | S$3.81 psf |
| Q2 2025 | Heron Bay · 1000-1100 sqft · 3 bed · Executive Condominium | S$4,000 | S$3.81 psf |
| Q4 2024 | Heron Bay · 1000-1100 sqft · 3 bed · Executive Condominium | S$4,500 | S$4.29 psf |
| Q4 2024 | Heron Bay · 1200-1300 sqft · 4 bed · Executive Condominium | S$4,300 | S$3.44 psf |
| Q4 2024 | Heron Bay · 1200-1300 sqft · 4 bed · Executive Condominium | S$4,000 | S$3.20 psf |
| Q4 2024 | Heron Bay · 700-800 sqft · 2 bed · Executive Condominium | S$3,800 | S$5.07 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 84 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | Prices 4% a year | This market's record, 4.58% a yearmeasured |
|---|---|---|---|---|---|
| 5 years | 79 years | S$1,642,703 | S$1,813,677 | S$1,998,599 | S$2,054,954 |
| 10 years | 74 years | S$1,557,112 | S$1,898,111 | S$2,304,907 | S$2,436,724 |
| 20 years | 64 years | S$1,456,467 | S$2,164,233 | S$3,191,297 | S$3,566,755 |
On a flat market the lease alone costs 19% over 20 years. Prices would need to rise about 1.03% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 4.58% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.