63 Upper Serangoon View 534014, Kangkar, North-east Region, Singapore
$1,988,000
Amenities & Lifestyle • Nearby shopping and dining include Hougang Mall, Hougang Plaza, Kang Kar Mall and Compass Point • Supermarkets like NTUC Fairprice and Cold Storage are close by for daily groceries.  • Schools in the vicinity include Xinmin Primary, Holy Innocents’ High School, Serangoon Secondary, North Vista and CHIJ Our Lady of the Nativity.  Parks & Recreation • Direct access/close proximity to Punggol Park with open spaces for recreation and fitness.  • Positioned along part of the park connector network that links to walking/cycling routes • Condo facilities include landscaped gardens, swimming pool, gymnasium, tennis courts, walking trails and scenic decks.  This ground floor 4-bedroom unit at Heron Bay offers a spacious and functional layout with a bright open-plan living and dining area that opens directly to a private patio, creating a seamless indoor–outdoor living experience. Large windows bring in natural light, while the well-sized bedrooms provide comfort and flexibility for families or those needing extra workspace at home. The kitchen is well-equipped with modern fittings and practical storage. Set within a tranquil, resort-style development, residents enjoy full condo facilities, lush greenery, and a peaceful riverside environment. With convenient access to nearby amenities, schools, and transport options, this home combines privacy, accessibility, and everyday convenience in one attractive package.
D19 - Hougang
Kangkar LRT
7 October 2015
Medium (394 units)
394 units
7 Blocks, 17 Floors
Serangoon Ec Pte Ltd
Heron Bay has a total of 394 units, from 2 Bed - 2 Bath to 5 Bed - 4 Bath units. There are 29 types of floor plans from 775 sqft to 2,841 sqft.
Heron Bay has 7 blocks and up to 17 storeys.
Heron Bay is a 99 years leasehold Executive Condo development located in Hougang, District 19. Completed in 2015, it has a total of 7 blocks within the development and comprises a total of 394 units. It is within walking distance to MRT stations such as Kangkar LRT and Kangkar LRT, which provide residents easy access to other areas of Singapore. For young couples or families with children, Heron Bay is also close to schools like Hearts @ Work, Little Shepherds’ Schoolhouse and North Vista Secondary School. If you're wondering about what you can do around the area, residents can head to nearby supermarkets like Durian full house and Fortune Supermarket Pte Ltd for groceries and household products. Never worry about your health emergencies or regular health checkups with access to nearby clinics such as Caritas FertilityCare. Singpost Mailbox is the nearest post office where you can get your postal services done. For your leisure and entertainment, head down to the local park - Kangkar Green, to enjoy some fresh air.
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Total Transactions
227
Average Price
S1.4M
Total Value
S312.7M
Calculating fair value from URA transaction data…


License: L3008899K
Automated Valuation based on 2267 URA transactions
Fair Value
S$1.57M
S$983 psf
Asking Price
S$1.99M
S$1,248 psf
vs Market
+27.0%
vs Last Done
-10.5%
Tenure
88 yrs
99-year Leasehold · Balance remaining
Confidence
High
2267 comps
Nearest MRT
Hougang
1362m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2267 comparable transactions
S$1,345
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.702
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$983
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF | Floor | Tenure |
|---|---|---|---|---|---|---|
| LAST DONE2025-08 | SENGKANG EAST AVENUE | 753 | S$1,050,000 | S$1,394 | 06-10 | 99 yrs lease commencing from 2011 |
| 2025-08 | SENGKANG EAST AVENUE | 753 | S$1,050,000 | S$1,394 | 06-10 | 99 yrs lease commencing from 2011 |
| 2025-08 | SENGKANG EAST AVENUE | 786 | S$1,040,000 | S$1,324 | 01-05 | 99 yrs lease commencing from 2010 |
| 2025-08 | SENGKANG EAST AVENUE | 1,033 | S$1,360,888 | S$1,317 | 01-05 | 99 yrs lease commencing from 2010 |
| 2025-08 | SENGKANG EAST AVENUE | 1,023 | S$1,450,000 | S$1,418 | 11-15 | 99 yrs lease commencing from 2010 |
| 2025-08 | UPPER SERANGOON VIEW | 1,507 | S$2,250,000 | S$1,493 | 16-20 | 99 yrs lease commencing from 2012 |
| 2025-08 | UPPER SERANGOON VIEW | 2,465 | S$2,615,000 | S$1,061 | 16-20 | 99 yrs lease commencing from 2001 |
| 2025-08 | UPPER SERANGOON CRESCENT | 1,109 | S$1,650,000 | S$1,488 | 06-10 | 99 yrs lease commencing from 2011 |
| 2025-08 | HOUGANG AVENUE 7 | 614 | S$1,070,000 | S$1,744 | 01-05 | 99 yrs lease commencing from 2018 |
| 2025-08 | HOUGANG AVENUE 7 | 517 | S$825,000 | S$1,597 | 01-05 | 99 yrs lease commencing from 2018 |
| 2025-08 | HOUGANG AVENUE 7 | 463 | S$790,000 | S$1,707 | 11-15 | 99 yrs lease commencing from 2018 |
Showing 10 most recent transactions from 2267 total comparables used in valuation.
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 2267 URA transactions (0 outliers removed), adjusted for: Tenure decay (29.8% discount); AI-detected value boosters: ground floor garden, private garden (+4% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.