RPS · Resale Project Scorecard
Heron Bay — Grade A
RPS score 7.24/10 · D19 · Hougang, Punggol, Sengkang · 394 units · scored across 7 weighted factors — methodology published.
99YR · Far East Organization · TOP 2015
Strong project with clear strengths. Standout strengths: capital appreciation, schools. Key weaknesses: future transformation, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 10/10
- Primary School Effect20% weight
- 8/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 4/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +4.79% places this condo in the top 4% of its 2015-era cohort — exceptional capital appreciation relative to peers of the same vintage.
3 primary schools within 1km (nearest: CHIJ OUR LADY OF THE NATIVITY at 0.70km). Strong school proximity — a genuine advantage for young families.
394 units — good project size supporting active resale market and adequate facilities.
0.88km from Kangkar Lrt Stn (SE4) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 2.84% — below-average income return.
99YR tenure — about 85 years remaining — no near-term decay concern.
Limited future-catalyst exposure — nearest is Defu MRT (CR7, CRL1) at 1.17km, far enough that the impact on this project is modest.
Primary schools within 1km: CHIJ OUR LADY OF THE Nativity, Punggol Primary School, North Vista Primary School.
The verdict· Scores updated September 2026
Heron Bay scores 7.24 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 258th of 2,357 resale condos scored in Singapore and 52nd of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Project's Historical Performance (10/10) and Primary School Effect (8/10); its weakest is Rental Yield (3/10). Strong project with clear strengths. Standout strengths: capital appreciation, schools. Key weaknesses: future transformation, total returns.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at Heron Bay
12 months to September 2026 (Oct 2025 – Sep 2026): 16 resale transactions, median $1,440 psf, median price $1.75M. Median PSF is up 7.2% on the previous 12 months (Oct 2024 – Sep 2025, $1,343 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 5 | $1,447 psf | $1.91M |
| Jan–Mar 2026 | 3 | $1,324 psf | $1.70M |
| Apr–Jun 2026 | 6 | $1,435 psf | $1.43M |
| Jul–Sep 2026 | 2 | $1,459 psf | $1.77M |
| 12-month total | 16 | $1,440 psf | $1.75M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Heron Bay: frequently asked questions
Answers generated from the scorecard data — RPS rank 258th of 2,357, scores updated September 2026.
- Is Heron Bay a good buy in 2026?
- Heron Bay scores 7.24/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 258th of 2,357 Singapore resale condos and 52nd of 180 in District 19 (Hougang, Punggol, Sengkang). Strong project with clear strengths. Standout strengths: capital appreciation, schools. Key weaknesses: future transformation, total returns. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Heron Bay?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 16 resale transactions at Heron Bay, at a median of $1,440 psf and a median price of $1.75M (range $1,222 psf to $1,579 psf). The median PSF is up 7.2% on the previous 12 months (Oct 2024 – Sep 2025, $1,343 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Heron Bay from the nearest MRT station?
- The nearest rail stop to Heron Bay is Kangkar LRT (SE4), about 880m away. RPS scores MRT Proximity on true MRT stations only (LRT stops are excluded from the factor), and Heron Bay scores 4/10 on it.
- How does Heron Bay compare with Tangerine Grove?
- Tangerine Grove is the project scored next to Heron Bay on the District 19 ranking: 7.27 (Grade A) against Heron Bay's 7.24 (Grade A). Heron Bay scores higher on Project Size (8 vs 5) and Project's Historical Performance (10 vs 9); Tangerine Grove scores higher on MRT Proximity (4 vs 7) and Tenure (8 vs 10).
- Which primary schools are within 1km of Heron Bay?
- 3 primary schools are within 1km of Heron Bay: CHIJ OUR LADY OF THE Nativity, Punggol Primary School, North Vista Primary School. 3 primary schools within 1km (nearest: CHIJ OUR LADY OF THE NATIVITY at 0.70km). Strong school proximity — a genuine advantage for young families. Heron Bay scores 8/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Heron Bay, and how big is the project?
- Heron Bay is 99-year leasehold, completed in 2015, has 394 units, developed by Far East Organization. 99YR tenure — about 85 years remaining — no near-term decay concern. 394 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Heron Bay in Hougang, Punggol, Sengkang
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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