District 19 · Hougang · OCR
Heron Bay
Upper Serangoon View · Executive Condominium · 99 yrs lease commencing from 2012
Current PSF
$1,400
-9.6% vs district median
Gross yield
3.3%
median rent $4,000/mo
3-year gain
12.3%
Transactions · 5y
163
20 in last 12 months
Nearest MRT
Buangkok Mrt Station · 1,293.984m
NEL
Future MRT
Hougang Mrt Station
CRL · 2030
Vs local HDB
+130% premium
HDB median $608 psf
Area income
$8,500/mo median
residential zone
En-bloc potential30 / 100
14 years old · composite of plot use, age, tenure, value gap & size
Lease decay85 years left
worth 92.9%of freehold today (Bala’s Table) · loses ~4.4pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
7%
PSF dispersion within project
The neighbourhood
P1 ring
Chij Our Lady Of The Nativity 706m · Phase 2C 1.1× balloted · Punggol Primary School 945m · Phase 2C 1.3× · Afterschool @ Punggol Primary School 945m · North Vista Primary School 998m · Phase 2C 0.3× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Serangoon Secondary School · 236m
Food
Buangkok Hawker Centre · 1.3km
Green
Punggol Pk · 527m
Mall
Hougang Mall · 1.1km
Health
National Healthcare Group Polyclinics (Hougang Polyclinic) (polyclinic) · 1.7km
Who lives in Hougang
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
227,560
Median age
43 yrs
46% under 40 · getting older
Children 0–9
18,560
▲ 1% since 2015 · future P1 demand
Household size
3.3 avg
Homes
75% HDB
13% condo · 10% landed
Degree holders
29%
residents 15+
Commute
59% transit
21% drive
45 min+ to work
30%
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,345 psf - 5% above units on floors 1–5 ($1,280 psf).
Price trend average PSF by year
2021
$961
2022
$1,071
+11.4%
2023
$1,230
+14.8%
2024
$1,306
+6.2%
2025
$1,364
+4.4%
2026
$1,381
+1.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,500/mo | $4.67 | 4.0% | 12 |
| 3BR | $3,850/mo | $3.67 | 3.1% | 34 |
| 4BR | $4,000/mo | $3.20 | 2.7% | 23 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,500,000 | 1,023 | $1,467 | 16-20 |
| May 2026 | $1,415,000 | 1,033 | $1,369 | 11-15 |
| May 2026 | $1,150,000 | 775 | $1,484 | 11-15 |
| Apr 2026 | $1,450,000 | 1,033 | $1,403 | 06-10 |
| Apr 2026 | $1,385,000 | 1,033 | $1,340 | 01-05 |
| Mar 2026 | $1,696,000 | 1,281 | $1,324 | 01-05 |
| Feb 2026 | $1,538,888 | 1,259 | $1,222 | 01-05 |
| Jan 2026 | $1,838,000 | 1,281 | $1,435 | 06-10 |
| Dec 2025 | $2,180,000 | 1,507 | $1,447 | 06-10 |
| Dec 2025 | $1,850,000 | 1,281 | $1,444 | 11-15 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Heron Bay actually sell for - this project trades at 1.8× the nearest block’s PSF.