2 Bed Executive Condo for Rent in Heron Bay
63 Upper Serangoon View 534014, Kangkar, North-east Region, Singapore
$3,000 /month
IMAGES GALLERY
Property Details
Description
District & Area
D19 - Hougang
Nearest MRT
Kangkar LRT
Tenure
99 yearsTOP Date
7 October 2015
Project Size
Medium (394 units)
394 units
Building Structure
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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Location
63 Upper Serangoon View 534014, Kangkar, North-east Region, SingaporeLoading map...
Total Transactions
227
Average Price
S1.4M
Total Value
S312.7M
Sales Timeline
Property Value Estimate
Estimated sale value based on 151 URA transactions
Fair Value
S$333,671
S$880 psf
Asking Price
S$3,000
S$8 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
88 yrs
99-year Leasehold · Balance remaining
Confidence
High
151 comps
Nearest MRT
Hougang
1362m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
151 comparable transactions
S$1,254
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
0%
Adjusted Fair Value PSF
S$880
Recent Comparable Transactions
10 shown · 151 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | UPPER SERANGOON VIEW Floor 16-20 | 1,507sqft | S$2,250,000 | ▲S$1,493 +69.7% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | UPPER SERANGOON VIEW Floor 16-20 | 1,507sqft | S$2,250,000 | ▲S$1,493 +69.7% vs FV | 99 yrs lease commencing from 2012 |
Jul 2025 | UPPER SERANGOON VIEW Floor 16-20 | 1,389sqft | S$1,930,000 | ▲S$1,390 +58.0% vs FV | 99 yrs lease commencing from 2012 |
Jul 2025 | UPPER SERANGOON VIEW Floor 11-15 | 1,389sqft | S$1,925,000 | ▲S$1,386 +57.5% vs FV | 99 yrs lease commencing from 2012 |
Jul 2025 | UPPER SERANGOON VIEW Floor 06-10 | 1,033sqft | S$1,370,000 | ▲S$1,326 +50.7% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | UPPER SERANGOON VIEW Floor 16-20 | 1,227sqft | S$1,628,000 | ▲S$1,327 +50.8% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | UPPER SERANGOON VIEW Floor 11-15 | 1,023sqft | S$1,380,000 | ▲S$1,350 +53.4% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | UPPER SERANGOON VIEW Floor 01-05 | 915sqft | S$1,100,000 | ▲S$1,202 +36.6% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | UPPER SERANGOON VIEW Floor 11-15 | 1,023sqft | S$1,400,000 | ▲S$1,369 +55.6% vs FV | 99 yrs lease commencing from 2012 |
May 2025 | UPPER SERANGOON VIEW Floor 11-15 | 1,033sqft | S$1,380,000 | ▲S$1,335 +51.7% vs FV | 99 yrs lease commencing from 2012 |
May 2025 | UPPER SERANGOON VIEW Floor 06-10 | 1,389sqft | S$1,905,888 | ▲S$1,373 +56.0% vs FV | 99 yrs lease commencing from 2012 |
UPPER SERANGOON VIEW
Aug 2025 · Floor 16-20
+69.7% vs FV
UPPER SERANGOON VIEW
Aug 2025 · Floor 16-20
+69.7% vs FV
UPPER SERANGOON VIEW
Jul 2025 · Floor 16-20
+58.0% vs FV
UPPER SERANGOON VIEW
Jul 2025 · Floor 11-15
+57.5% vs FV
UPPER SERANGOON VIEW
Jul 2025 · Floor 06-10
+50.7% vs FV
UPPER SERANGOON VIEW
Jun 2025 · Floor 16-20
+50.8% vs FV
UPPER SERANGOON VIEW
Jun 2025 · Floor 11-15
+53.4% vs FV
UPPER SERANGOON VIEW
Jun 2025 · Floor 01-05
+36.6% vs FV
UPPER SERANGOON VIEW
Jun 2025 · Floor 11-15
+55.6% vs FV
UPPER SERANGOON VIEW
May 2025 · Floor 11-15
+51.7% vs FV
UPPER SERANGOON VIEW
May 2025 · Floor 06-10
+56.0% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.
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