The Florence Residences
The Florence Residences is a 99-year apartment in District 19 (Hougang) that obtained TOP in 2023, with 1,410 units across 10 blocks. Across 1,837 transactions on record, units have recently transacted around S$1.23M (S$1,911 psf, ~667 sqft). There are 356 units for sale from S$788k to S$4.10M. The lease has approximately 91 years remaining.
What are the key facts about The Florence Residences?
The Florence Residences is a 99-year apartment in District 19 (Hougang) that obtained TOP in 2023, with 1,410 units across 10 blocks.
- Tenure
- 99-year
- TOP / Completion
- 2023
- Developer
- FLORENCE DEVELOPMENT PTE LTD
- Total units
- 1,410
- Blocks
- 10
- District / Area
- District 19 (Hougang)
- Market segment
- OCR
- Median PSF
- S$1,911 psf
- Last transacted
- Jul 2026
- Remaining lease
- ≈ 91 years
What is the price and PSF at The Florence Residences?
Units have recently transacted around S$1.23M (S$1,911 psf), at a gross rental yield of about 3.2% (URA caveat data).
Recent median price
S$1.23M
recent · 1,837 sales on record
Median PSF
S$1,911 psf
recent transactions
Median rent (monthly)
S$3,284
820 rentals on record
Gross rental yield
3.2%
indicative, gross
Units currently for sale are asking a median of S$1,837 psf — about 4% below the most recent transacted PSF.
Source: URA caveat data, through Jul 2026.
What has recently sold at The Florence Residences?
The Florence Residences has 1837 recorded sales; the most recent transacted at S$868,001 in Jul 2026 (URA caveat data).
| Date | Price | Size (sqft) | PSF |
|---|---|---|---|
| Jul 2026 | S$868,001 | 527 | S$1,646 psf |
| Jul 2026 | S$1,280,000 | 667 | S$1,918 psf |
| Jul 2026 | S$1,870,000 | 915 | S$2,044 psf |
| Jul 2026 | S$1,228,000 | 667 | S$1,840 psf |
| Jul 2026 | S$3,420,000 | 1,679 | S$2,037 psf |
| Jun 2026 | S$960,000 | 527 | S$1,820 psf |
| Jun 2026 | S$2,085,000 | 990 | S$2,105 psf |
| Jun 2026 | S$1,938,000 | 980 | S$1,979 psf |
| Jun 2026 | S$1,830,088 | 936 | S$1,954 psf |
| Jun 2026 | S$835,000 | 484 | S$1,724 psf |
| Jun 2026 | S$890,000 | 484 | S$1,837 psf |
| Jun 2026 | S$1,193,000 | 624 | S$1,911 psf |
1,837 sales and 820 rentals on record since Mar 2019. Source: URA.
Are prices at The Florence Residences rising?
The median transacted PSF at The Florence Residences has risen 19% over the past 6 years (2020–2026), from S$1,595 psf to S$1,903 psf (URA caveats).
| Year | Median PSF | Median price | Sales | YoY |
|---|---|---|---|---|
| 2026 | S$1,903 psf | S$1.28M | 63 | +6.0% |
| 2025 | S$1,795 psf | S$1.23M | 80 | +1.4% |
| 2024 | S$1,771 psf | S$1.21M | 160 | -0.4% |
| 2023 | S$1,779 psf | S$1.27M | 105 | +2.6% |
| 2022 | S$1,734 psf | S$1.50M | 191 | +3.3% |
| 2021 | S$1,678 psf | S$1.18M | 312 | +5.2% |
| 2020 | S$1,595 psf | S$1.07M | 89 | — |
Yearly median transacted PSF and price; years with at least 2 recorded sales. Source: URA caveat data.
How many property agents are active around The Florence Residences?
11,111 CEA-registered agents closed at least one recorded deal in District 19 — where The Florence Residences sits — in the last 12 months, across all property types.
Active agents · 12mo
11,111
District 19 · closed ≥1 deal
Deals on record
72,282
all-time · all property types
Source: CEA public transaction records, attributed to District 19across HDB, condo and landed (agent activity isn't published at project level). Browse the agent directory or compare every market segment.
What bedroom types are available at The Florence Residences?
The Florence Residences has 356 units listed for sale, spanning 0–5-bedroom layouts.
Based on units currently listed for sale.
| Bedrooms | For sale | Price range | Median PSF |
|---|---|---|---|
| 0-bedroom | 1 | S$848k–S$848k | — |
| 1-bedroom | 155 | S$788k–S$2.19M | S$1,803 psf |
| 2-bedroom | 149 | S$900k–S$1.80M | S$1,890 psf |
| 3-bedroom | 29 | S$1.33M–S$2.50M | S$2,055 psf |
| 4-bedroom | 10 | S$2.23M–S$3.00M | S$2,184 psf |
| 5-bedroom | 12 | S$3.50M–S$4.10M | S$2,311 psf |
Where is The Florence Residences and what's nearby?
The Florence Residences is located in Hougang, in the North-East Region of Singapore.
The Florence Residences is a 99-year apartment completed in 2023. It was developed by FLORENCE DEVELOPMENT PTE LTD. The development has 1,410 residential units. It sits on a land area of 36,161 sqm and has a gross floor area of 101,244 sqm. The plot ratio is 2.8.
THE FLORENCE RESIDENCES is located at 91 Hougang Avenue 2, Singapore 533752. It is part of District 19, Serangoon Garden / Hougang / Punggol, Hougang. The project falls within the North-East Region and the OCR market segment.
The nearest rail connection is Kovan MRT, approximately 660m away, around 10 minutes on foot. Nearby amenities include Heartland Mall Kovan for shopping, COLD STORAGE SINGAPORE (1983) PTE LTD for groceries, Kovan Market & Food Centre for food options, and Realty Park for greenery and recreation. Facilities in the development include Adult Fitness Stations, Amphitheatre, Barbeque Area, Clubhouse, Community Garden, and Elderly Wellness Stations.
Who built The Florence Residences and how big is the development?
The Florence Residences was developed by FLORENCE DEVELOPMENT PTE LTD, with 1,410 units over up to 18 storeys.
- Developer
- FLORENCE DEVELOPMENT PTE LTD
- Floors
- 18 storeys
- Blocks
- 10
- Land area
- 36,161 sqm (389,233 sqft)
- Gross floor area
- 101,244 sqm (1,089,780 sqft)
- Plot ratio
- 2.80
How far is The Florence Residences from MRT and schools?
The nearest MRT/LRT to The Florence Residences is Kovan MRT, about 660 m away (~10 min walk). 7 schools are within 1 km, including 4 primary schools.
Getting around
- Kovan MRT660 m · ~10 min
- Hougang MRT883 m · ~14 min
Schools nearby
Homes within 1 km of a primary school qualify for Primary 1 (P1) registration priority.
- Anderson Serangoon Junior CollegeJunior collegewithin 1 km116 m
- Xinmin Primary SchoolPrimary schoolwithin 1 km · P1 priority717 m
- Xinmin Secondary SchoolSecondary schoolwithin 1 km831 m
- Holy Innocents' Primary SchoolPrimary schoolwithin 1 km · P1 priority853 m
- Montfort Junior SchoolPrimary schoolwithin 1 km · P1 priority930 m
- Montfort Secondary SchoolSecondary schoolwithin 1 km932 m
- Xinghua Primary SchoolPrimary schoolwithin 1 km · P1 priority996 m
- Yuying Secondary SchoolSecondary school1.1 km
Shops, food & parks
Straight-line distances from the development. Source: PropKaki amenities data.
What facilities does The Florence Residences have?
The Florence Residences has 27 facilities, including Adult Fitness Stations, Amphitheatre, Barbeque Area, Clubhouse, and more.
What does it cost to own a unit at The Florence Residences?
Buying a unit at The Florence Residences (~S$1.23M) needs about S$8,989/mo in income and S$4,136/mo in repayments, after S$33,720 stamp duty and a S$307k downpayment.
Illustrative, for a Singapore Citizen buying a unit at the recent median price (S$1.23M) as their first home — 25% down, 30-year loan at 3.5% p.a. Rates as of May 2026. Run it for your own profile →
Buyer's Stamp Duty
S$33,720
BSD, tiered
Downpayment (25%)
S$307k
cash + CPF
Monthly instalment
S$4,136/mo
30y @ 3.5%
Income required
S$8,989/mo
TDSR @ stress rate
Weighing it up as an investment? Gauge the odds with the profitability model, or read how to tell if a condo is profitable →
Thinking about The Florence Residences? Ask before you commit.
A fair-value read, recent comps and what a unit really costs — from The Florence Residences's own transactions.
PropKakiRecent units at The Florence Residences sold close to their fair value — solid, no obvious overpay.
Frequently asked questions about The Florence Residences
How much does a unit at The Florence Residences cost?⌄
Units at The Florence Residences have recently transacted around S$1.23M (S$1,911 psf), from 1,837 sales on record (URA caveats). The exact price depends on size, floor and facing.
How much do I need to earn to buy at The Florence Residences?⌄
For a unit around S$1.23M as a first home, you'd need roughly S$8,989/mo in income (assessed at the stress-test rate), with repayments near S$4,136/mo after a S$307k (25%) downpayment and S$33,720 Buyer's Stamp Duty.
Is The Florence Residences a good investment?⌄
Gross rental yield is about 3.2%, and current asking prices sit about 4% below the most recent transacted PSF; median PSF has risen about 19% since 2020. Whether it suits you depends on your budget, holding period and the unit's size, floor and facing — all summarised on this page from URA data.
Are prices at The Florence Residences going up?⌄
The median transacted PSF at The Florence Residences has risen about 19% between 2020 and 2026, based on URA caveats. Year-by-year figures are in the price-trend table above.
Is The Florence Residences freehold or leasehold?⌄
The Florence Residences is 99-year, with approximately 91 years remaining on the lease.
When was The Florence Residences built and who developed it?⌄
The Florence Residences obtained TOP in 2023, developed by FLORENCE DEVELOPMENT PTE LTD, with 1,410 units across 10 blocks.
How many units are for sale at The Florence Residences?⌄
There are 356 units for sale at The Florence Residences, from S$788k to S$4.10M.
What is the nearest MRT to The Florence Residences?⌄
The nearest MRT/LRT station to The Florence Residences is Kovan MRT, about 660 m away (~10 min walk).
Which primary schools are within 1 km of The Florence Residences?⌄
Xinmin Primary School, Holy Innocents' Primary School, Montfort Junior School, Xinghua Primary School are within 1 km of The Florence Residences — homes within 1 km of a primary school qualify for Primary 1 (P1) registration priority.