PropHerald

HERON BAY

UPPER SERANGOON VIEW

Private development

At a glance

Tenure

99-yr leasehold from 2012

Median psf (12 mo)

S$1,407

Plot ratio

3.5 (MP2025)

Zoning & plot ratio by Master Plan

Master PlanPlot ratioLand use
MP20033.5RESIDENTIAL
MP20083.5RESIDENTIAL
MP20143.5RESIDENTIAL
MP20193.5RESIDENTIAL
MP20253.5RESIDENTIAL

Location

Blocks in this development

51 Upper Serangoon View · 53 Upper Serangoon View · 55 Upper Serangoon View · 57 Upper Serangoon View · 59 Upper Serangoon View · 61 Upper Serangoon View · 63 Upper Serangoon View

Transactions

22 sales in the last 12 months

MonthTypeLevelArea m² PriceS$ psfSale type
Jul 2026Executive Condominium06-10 129S$2,088,888 1504Resale
Jul 2026Executive Condominium11-15 96S$1,460,000 1413Resale
Jun 2026Executive Condominium16-20 95S$1,500,000 1467Resale
May 2026Executive Condominium11-15 72S$1,150,000 1484Resale
May 2026Executive Condominium11-15 96S$1,415,000 1369Resale
Apr 2026Executive Condominium01-05 96S$1,385,000 1340Resale
Apr 2026Executive Condominium06-10 96S$1,450,000 1403Resale
Mar 2026Executive Condominium01-05 119S$1,696,000 1324Resale
Feb 2026Executive Condominium01-05 117S$1,538,888 1222Resale
Jan 2026Executive Condominium06-10 119S$1,838,000 1435Resale
Dec 2025Executive Condominium11-15 119S$1,850,000 1444Resale
Dec 2025Executive Condominium06-10 140S$2,180,000 1447Resale
Nov 2025Executive Condominium11-15 139S$2,330,000 1557Resale
Oct 2025Executive Condominium06-10 119S$1,908,000 1490Resale
Oct 2025Executive Condominium11-15 119S$1,800,000 1405Resale
Sep 2025Executive Condominium06-10 96S$1,456,000 1409Resale
Sep 2025Executive Condominium06-10 96S$1,350,000 1306Resale
Sep 2025Executive Condominium06-10 95S$1,388,000 1357Resale
Sep 2025Executive Condominium16-20 95S$1,430,000 1398Resale
Aug 2025Executive Condominium16-20 140S$2,250,000 1493Resale

Price trend

S$900S$1,200S$1,500202120242026— median— average S$ psf2021 · S$963 average psf · 26 sales2022 · S$1,071 average psf · 31 sales2023 · S$1,230 average psf · 22 sales2024 · S$1,306 average psf · 42 sales2025 · S$1,364 average psf · 32 sales2026 · S$1,396 average psf · 10 sales2021 · S$999 median psf · 26 sales2022 · S$1,077 median psf · 31 sales2023 · S$1,258 median psf · 22 sales2024 · S$1,306 median psf · 42 sales2025 · S$1,367 median psf · 32 sales2026 · S$1,408 median psf · 10 salesS$1,408

This project trades ≈ 16% below the District 19 12-month median (S$ psf).

Median S$ psf is up ≈ 5% on the previous 12 months.

Last 12 months by type

Property typeSales Median priceMedian S$ psf
Executive Condominium22 S$1,519,4441407

Median price by year

YearSalesMedian price
202610S$1,480,000
202532S$1,602,500
202442S$1,620,000
202322S$1,525,000
202231S$1,300,000
202126S$1,410,000