Heron Bay
534020 · Outside Central Region (OCR) · Kangkar · Hougang
Heron Bay in Hougang scores 64.9/100 overall. It is a 99-year leasehold (commenced 2012, ~85 years remaining) development, 13.7 minutes’ walk from Kangkar Lrt Station MRT, with recent resale around S$1467 psf.
Where it is
OneMap · SLAHeron Bay, Hougang, Singapore 534020
Pillar scores
- Transport
- 55
- Food
- 57
- Schools
- 100
- Healthcare
- 57
- Daily needs
- 70
- Green space
- 81
- Connectivity
- 39
- Value (lease)
- 90
- Leisure
- 36
- EV charging
- 77
Who it suits
- Overall
- 65
- Young Families
- 71
- Seniors
- 60
- Renters
- 55
- Investors
- 66
- EV Owners
- 68
Commute by public transport
OneMap routing · weekday 08:00- Raffles Placecity centre
- 40.7min
- one-north
- 47.9min
- Jurong East
- 68.2min
- Changi Airport
- 57.9min
Getting to the city centre
weekday 08:00 · OneMap41 min door to door · S$2.02 · 2 transfers · 8 min (518 m) walking · 8 min waiting · 25 min riding
- Walk 3 min (191 m) to Opp S'goon Sec Sch
- Bus 324 · SBS Transit
Opp S'goon Sec Sch → Hougang Ctrl Int · 3 stops · 5 min - Walk 1 min (94 m) to Hougang
- North East Line · SBS Transit
Hougang → Dhoby Ghaut · 8 stops · 17 min - Walk 3 min (205 m) to Dhoby Ghaut
- North-South Line · SMRT Corporation
Dhoby Ghaut → Raffles Place · 2 stops · 3 min - Walk 0 min (28 m) to Destination
Price & tenure
Transacted prices from URA caveats (private residential), last 5 years · tenure from URA
Based on 60 transactions. Tenure: 99-year leasehold (commenced 2012, ~85 years remaining).
Transacted unit sizes
Strata area of units transacted (URA caveats), not a full unit inventory
What’s nearby
walk times, door to doorDistance from centre is real walk time (rings at 5 / 10 / 15 min); the angle only spreads categories apart — it is not compass bearing.
MRT stations
transit- Kangkar Lrt Station13.7 min
- Kangkar Lrt Station14.5 min
- Ranggung Lrt Station17.8 min
Hawker centres
food- Buangkok Hawker Centre24 min
- Ci Yuan Hawker Centre34.1 min
Supermarkets
daily- Ntuc Fairprice Co-Operative Ltd2.9 min
- Ntuc Fairprice Co-Operative Ltd16.5 min
- Cold Storage Singapore (1983) Pte Ltd17.1 min
CHAS clinics
health- ProHealth Medical Group @Hougang3.8 min
- Eon Medical Clinic8.5 min
- Mission (Hougang) Medical Clinic10 min
Parks & green
green- Punggol Pk13 min
- Hdb - Compassvale Ln (Blk 205B)20.3 min
- Jln Naung Pg20.4 min
Primary schools
straight-lineEldercare centres
care- Jia Ying Senior Activity Centre @ 25 (Branch)23.3 min
- COMNET Senior Activity Centre @ 182 Rivervale Crescent25.6 min
- COMNET Senior Group Home @ Rivervale Crescent25.6 min
Community clubs
leisure- Punggol Park CC14.9 min
- Rivervale CC (U/C)16 min
- Punggol CC21.4 min
Libraries
leisure- Cheng San Public Library19.1 min
- Sengkang Public Library30.7 min
What’s within a walk
OSRM foot · OneMapWithin ~10 minutes on foot: 1 supermarkets, 3 clinics.
Shaded areas are real pedestrian reach (OSRM foot routing), sampled on a grid — an approximate schematic, not a legal boundary.Buses near here
LTA stops · OneMap routing- Stop 622612.3 min walk · 181 m
- Stop 644094 min walk · 240 m
- OPP S'GOON SEC SCH3 min walk324
- BLK 298A5 min walk27
- OPP BLK 477A5 min walk136
- AFT PUNGGOL RD5 min walk858
Services seen boarding near this block on real OneMap public-transport routes — not a full timetable. Check the LTA / bus operator app for live arrivals.
Value for money
liveability vs price · like-for-likeAmong OCR condos islandwide (791 compared), Heron Bay is more liveable than 35% of them and cheaper than 54% — around S$1,467/psf (as of 2026-06).
Percentiles rank this home only against comparable ones (OCR condos islandwide). A transparent price-vs-liveability comparison from real resale data — not a valuation or fair-price estimate. as of 2026-06
Who lives here
Census 2020 · Hougang planning area- Age profile
- In Hougang, 12.7% of residents are under 15 and 16.3% are 65 or older.
- 55–598.4%60–648.2%25–297.7%30–347.6%
- Household income
- 38.8% of Hougang households earn $10,000 or more a month (gross, from work).
- $20,000+12.7%No working person11.3%$2,000–2,9996%$3,000–3,9995.7%
- Dwelling mix
- 77.2% of Hougang households live in HDB flats; 22.6% in condominiums or landed homes.
- HDB 4 room flats37.2%HDB 5 room and executive flats21.2%HDB 3 room flats14.6%Condominiums and other apartments14.5%
- Household size
- 37.5% of Hougang households are one or two people; 2-person households are the most common.
- 2-person22.8%4-person21.4%3-person19.9%1-person14.7%
- In education
- Of Hougang residents currently in education, 27.8% attend polytechnic or university.
- Primary31.1%Secondary24%University16.4%Polytechnic11.4%
- Commute to work
- 58.7% of working Hougang residents commute by public transport; 28.4% drive or ride.
- MRT LRT and bus28.2%Car21.4%Bus18.1%MRT LRT only10.3%
Resident data for the Hougang planning area, Census 2020 — Singapore Department of Statistics, via OneMap (Singapore Land Authority).
See what’s for sale
Browse current for-sale listings near Heron Bay on Singapore’s property portals. These open on third-party sites — SG Block Index doesn’t list or sell property.