District 19 · Hougang · OCR
Heron Bay
Upper Serangoon View · Executive Condominium · 99 yrs lease commencing from 2012 · 394 units
Current PSF
$1,369
-10.9% vs district median
Gross yield
3.3%
median rent $4,000/mo
3-year gain
7.9%
Transactions · 5y
188
30 in last 12 months
Nearest MRT
Buangkok Mrt Station · 1,293.984m
NEL
Future MRT
Hougang Mrt Station
CRL · 2030
Vs local HDB
+125% premium
HDB median $609 psf
Area income
$8,500/mo median
residential zone
En-bloc potential20 / 100
8 years old · 394 units · 0% unused plot ratio · composite of plot use, age, tenure, value gap & size
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
$1,327
-2.7%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,500/mo | $4.67 | 4.1% | 12 |
| 3BR | $3,800/mo | $3.62 | 3.2% | 33 |
| 4BR | $4,000/mo | $3.20 | 2.8% | 23 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| 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 |
| Nov 2025 | $2,330,000 | 1,496 | $1,557 | 11-15 |
| Oct 2025 | $1,908,000 | 1,281 | $1,490 | 06-10 |
| Oct 2025 | $1,800,000 | 1,281 | $1,405 | 11-15 |
| Sept 2025 | $1,456,000 | 1,033 | $1,409 | 06-10 |
| Sept 2025 | $1,430,000 | 1,023 | $1,398 | 16-20 |
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