HERON BAY
UrbanLens Analysis
HERON BAY commands $1,334 PSF -- 9% below what District 19 typically fetches ($1,472 PSF). Buangkok MRT is 1403m away (18-min walk), functional but not a headline selling point. Against CHUAN PARK at $2,596 PSF, the 49% discount is worth examining closely.
Prices are up 12.7% over two years, reflecting genuine buyer interest without bubble-level exuberance. 70 transactions over two years gives deep liquidity and reliable pricing signals. For context, RIVERFRONT RESIDENCES has gained 6.8% over the same period.
With ~85 years on a 99-year lease, financing and CPF remain fully unconstrained. Lease decay is a non-issue at this stage. Rental data is too thin to calculate a reliable yield. Treat this as a capital-appreciation play and verify rental demand independently.
With 394 units, amenities are comprehensive and resale liquidity is generally healthy, though price compression can occur when too many sellers list simultaneously.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| CHUAN PARK | $2,596 | 1.3% | 0.0% |
| THE FLORENCE RESIDENCES | $1,779 | 3.4% | +0.8% |
| AFFINITY AT SERANGOON | $1,794 | 3.5% | +2.6% |
| RIVERFRONT RESIDENCES | $1,706 | 3.7% | +6.8% |
| THE GARDEN RESIDENCES | $1,829 | 3.9% | +2.7% |
PSF Trend
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