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HERON BAY

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Project Information

Project Name

HERON BAY

Street Name

Upper Serangoon View

Property Type

Executive Condominium

Tenure

99 yrs FROM 2012

District / Planning Area

D19 / Hougang

Completion

2015

Number of units

394 units

Indicative price range / Average*

S$ 1,035 - S$ 1,295 psf / S$ 1,227 psf

Indicative rental range / Average*

S$ 2.77 - S$ 3.68 psf pm / S$ 3.29 psf pm

Implied rental yield

3.22%

Historical high

S$ 1,295 psf in Aug 2023 for a 1,033-sqft unit

Indicative average price from historical high

-5.3%

Historical low

S$ 597 psf in May 2013 for a 1,991-sqft unit

Buyer profile by status#

Singaporean 94.6%, PR 5.4%, Foreigner 0.0%, Company 0.0%

Buyer profile by purchaser address#

HDB 73.3%, Private 26.7%

Note: *Based on contracts in the last 6 months. #Based on all available caveats, it does not represent the breakdown of current owners.

Location

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Transaction Prices, Rents, Trends and Analysis

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Nearby properties

Price Comparison (Up to 10)

Source: URA, https://www.squarefoot.com.sg

Rental Comparison (Up to 10)

Source: URA, https://www.squarefoot.com.sg

Price and rental comparisons (Up to 10)

Note: Excludes properties with no transactions in the past 6 months, except for Subject Property. *Prices and rentals are based on data in the past 6 months. If Subject Property does not have transactions during this period, data shown is from the 6-month period from last transaction date.
Source: https://www.squarefoot.com.sg
Marker Project Tenure Completion Distance
(m)
Lowest price*
(S$ psf)
Average price*
(S$ psf)
Highest price*
(S$ psf)
Lowest rental*
(S$ psf pm)
Average rental*
(S$ psf pm)
Highest rental*
(S$ psf pm)
Rental yield
(%)
HERON BAY 99 yrs FROM 2012 2015 - 1,035 1,227 1,295 2.77 3.21 3.68 3.1
BOATHOUSE RESIDENCES 99 Yrs FROM 2011 2015 87 1,189 1,292 1,383 3.65 4.25 5.33 3.9
KINGSFORD WATERBAY 99 yrs FROM 2014 2018 196 1,258 1,415 1,858 3.76 5.35 6.67 4.5
RIVERSAILS 99 yrs FROM 2011 2016 256 1,103 1,352 1,473 3.06 4.33 5.82 3.8
RIO VISTA 99 yrs FROM 2001 2004 339 1,017 1,102 1,172 2.96 3.40 3.81 3.7
THE FLORIDA 99 Yrs FROM 1997 2000 371 936 982 1,028 2.40 3.09 3.43 3.8
AUSTVILLE RESIDENCES 99 yrs FROM 2010 2014 516 1,095 1,251 1,338 3.81 4.04 4.40 3.9
RIVERSOUND RESIDENCE 99 Yrs FROM 2011 2015 551 960 1,187 1,366 2.62 4.31 6.44 4.4
PARK GREEN 99 yrs FROM 2001 2004 649 840 964 1,020 2.77 3.08 3.48 3.8
RIVERFRONT RESIDENCES 99 yrs FROM 2018 2023 664 1,437 1,659 1,872 3.86 5.69 8.00 4.1

Location of nearby properties

Note: Excludes properties with no transactions in the past 6 months.
Source: https://www.squarefoot.com.sg

Nearby land sales / new launches

The developer's estimated breakeven is for subscribers only. Subscribe now to see every bit of information!
Status Name Location Land attributes Estimated Breakeven

on 14 Jun 2011

(Now known as Riversound Residence)

Street
Site use Residential
Sale Type
Tenure 99
Site area (sqm) 19,549.2
Site GFA (sqm) 58,647.6
Highest bid ($m) 247.0
Highest bid ($psf) 391.3
Number of bids 4
Remarks
Land ($m) XX
Construction ($m) XX
Land Financing ($m) XX
Professional / Legal / Taxes ($m) XX
Marketing / Others ($m) XX
Est. Total Cost ($m) XX
Est. Breakeven ($psf ppr) XX
Developer Qingdao

on 9 Sep 2011

(Now known as Riversails)

Street
Site use Residential
Sale Type
Tenure 99
Site area (sqm) 24,620.5
Site GFA (sqm) 86,171.8
Highest bid ($m) 270.3
Highest bid ($psf) 291.4
Number of bids 3
Remarks
Land ($m) XX
Construction ($m) XX
Land Financing ($m) XX
Professional / Legal / Taxes ($m) XX
Marketing / Others ($m) XX
Est. Total Cost ($m) XX
Est. Breakeven ($psf ppr) XX
Developer Allgreen

on 6 Mar 2012

(Now known as Heron Bay)

Street
Site use EC
Sale Type
Tenure 99
Site area (sqm) 12,392.2
Site GFA (sqm) 43,372.7
Highest bid ($m) 141.5
Highest bid ($psf) 303.0
Number of bids 7
Remarks
Land ($m) XX
Construction ($m) XX
Land Financing ($m) XX
Professional / Legal / Taxes ($m) XX
Marketing / Others ($m) XX
Est. Total Cost ($m) XX
Est. Breakeven ($psf ppr) XX
Developer Ho Lee & Evia Real Estate

on 2 Dec 2013

(Now known as Kingsford Waterbay)

Street
Site use Residential
Sale Type
Tenure 99
Site area (sqm) 15,342.1
Site GFA (sqm) 46,027.0
Highest bid ($m) 258.8
Highest bid ($psf) 522.4
Number of bids 8
Remarks
Land ($m) XX
Construction ($m) XX
Land Financing ($m) XX
Professional / Legal / Taxes ($m) XX
Marketing / Others ($m) XX
Est. Total Cost ($m) XX
Est. Breakeven ($psf ppr) XX
Developer Kingsford Development

on 2 Dec 2013

(Now known as Kingsford Waterbay)

Street
Site use Residential
Sale Type
Tenure 99
Site area (sqm) 11,953.2
Site GFA (sqm) 35,860.0
Highest bid ($m) 201.6
Highest bid ($psf) 522.4
Number of bids 8
Remarks
Land ($m) XX
Construction ($m) XX
Land Financing ($m) XX
Professional / Legal / Taxes ($m) XX
Marketing / Others ($m) XX
Est. Total Cost ($m) XX
Est. Breakeven ($psf ppr) XX
Developer Kingsford Development

Disclaimer

This report provides information as reference resource for your personal consumption only. It is not intended to be and does not constitute financial advice, investment advice or any other advice. This report has been generated without regard to the individual financial circumstances, needs or objectives of persons who view it. Users should not rely on any of the information herein as authoritative or substitute for the exercise of their own skill and judgment in making any investment or other decision. By the use of our services, you agree that any and all use of this report which you make, is solely at your own risk and without any recourse whatsoever to Square Foot Research Pte. Ltd., its related and affiliate companies and/or their employees. Square Foot Research Pte. Ltd. makes reasonable effort to use reliable and comprehensive information to generate this report, but we make no representation that it is accurate or complete.

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