HERON BAY
UPPER SERANGOON VIEW · District 19 · 99 yrs lease commencing from 2012
Median Price
S$1.4M
Price Range
S$805K - S$3.1M
Tenure
Leasehold
HERON BAY Price Analysis
HERON BAY is a leasehold development on UPPER SERANGOON VIEW in District 19 (Serangoon/Hougang). According to URA transaction records, 185 private residential transactions have been recorded at this development, with a median price of S$1,390,000. Prices range from S$805K for the smallest units to S$3.1M for premium configurations.
The development offers units across 4 size categories. The most traded segment is 2-bed (70-100 sqm) at a median of S$1,270,000. Larger units (5+ bed (170+ sqm)) trade at S$2,225,000, reflecting the premium for additional space.
Floor level significantly impacts pricing at HERON BAY. High-floor units (16-20) command a median of S$1,745,000, while low-floor units (11-15) sell for S$1,362,500. That is a 28% premium for higher floors, worth S$383K in absolute terms. Buyers with flexibility on floor preference can save significantly by choosing mid-range levels.
Price Trend
Median transaction price by contract month.
Source: URA Private Residential Property Transactions
Price by Floor Level
Price by Unit Size
| Size Band | Median Price | Avg Size | Transactions |
|---|---|---|---|
| 2-Bed (70-100 sqm) | S$1.3M | 93 sqm | 68 |
| 3-Bed (100-130 sqm) | S$1.6M | 120 sqm | 85 |
| 4-Bed (130-170 sqm) | S$1.6M | 146 sqm | 21 |
| 5+ Bed (170+ sqm) | S$2.2M | 219 sqm | 11 |
FAQ
What is the average price of HERON BAY?
The median transaction price at HERON BAY is S$1,390,000, based on 185 URA-recorded transactions. Prices range from S$805K to S$3.1M.
Does floor level affect prices at HERON BAY?
Yes. High-floor units (16-20) sell for a median of S$1,745,000, while low-floor units (11-15) sell for S$1,362,500. That is a 28% premium for higher floors.
Source: URA Private Residential Property Transactions. Analysis by FairComparisons.