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 1,846 transactions on record, units have recently transacted around S$1.23M (S$1,850 psf, ~667 sqft). There are 407 units for sale from S$788k to S$4.10M. The lease has approximately 91 years remaining.
| Tenure | 99-year leasehold from 2018 (≈91 years left) |
|---|---|
| TOP year | 2023 |
| Developer | FLORENCE DEVELOPMENT PTE LTD |
| Units | 1,410 in 10 blocks |
| District and area | District 19 · Hougang · OCR |
| Nearest MRT | Kovan MRT, 660 m (~10 min walk) |
| Latest median psf | S$1,850 psf, last 12 URA caveats to Aug 2026 |
What's for sale and for rent at The Florence Residences?
The Florence Residences has 407 units listed for sale, asking S$788k to S$4.10M (median S$1,858 psf), and 99 units for rent at a median of S$3,500 a month.
For sale
407 listings
S$788k – S$4.10M
For rent
99 listings
S$1,100 – S$4,400 a month
| Bedrooms | For sale | Asking price | Median PSF |
|---|---|---|---|
| 0-bedroom | 1 | S$900k–S$900k | — |
| 1-bedroom | 167 | S$788k–S$1.19M | S$1,798 psf |
| 2-bedroom | 173 | S$900k–S$1.76M | S$1,902 psf |
| 3-bedroom | 38 | S$1.39M–S$2.60M | S$2,076 psf |
| 4-bedroom | 12 | S$2.88M–S$3.00M | S$2,248 psf |
| 5-bedroom | 16 | S$3.40M–S$4.10M | S$2,135 psf |
Asking prices of units currently listed on property portals, not transacted prices.
What are the floor plans and unit sizes at The Florence Residences?
Floor plans for The Florence Residences aren't in PropKaki's library yet. Across 1,000 URA caveats, units range from 474 sqft to 1,916 sqft, and the middle half are 635 sqft to 980 sqft.
| Unit type | Sizes listed for sale | Asking from |
|---|---|---|
| 0-bedroom | 484 sqft | S$900k |
| 1-bedroom | 474 sqft to 603 sqft | S$788k · S$1,798 psf |
| 2-bedroom | 495 sqft to 926 sqft | S$900k · S$1,902 psf |
| 3-bedroom | 667 sqft to 1,281 sqft | S$1.39M · S$2,076 psf |
| 4-bedroom | 1,281 sqft to 1,292 sqft | S$2.88M · S$2,248 psf |
| 5-bedroom | 1,668 sqft to 1,920 sqft | S$3.40M · S$2,135 psf |
Check the Floor Plan Finder for The Florence Residences →
Unit sizes from URA caveats. Listed sizes from current property listings.
What is the price and PSF at The Florence Residences?
Units have recently transacted around S$1.23M (S$1,850 psf), at a gross rental yield of about 3.2% (URA caveat data).
Recent median price
S$1.23M
recent · 1,846 sales on record
Median PSF
S$1,850 psf
recent transactions
Median rent (monthly)
S$3,285
839 rentals on record
Gross rental yield
3.2%
indicative, gross
Units currently for sale are asking a median of S$1,858 psf.
Source: URA caveat data, through Aug 2026.
What has recently sold at The Florence Residences?
The Florence Residences has 1846 recorded sales; the most recent transacted at S$2,250,000 in Aug 2026 (URA caveat data).
| Date | Price | Size (sqft) | PSF |
|---|---|---|---|
| Aug 2026 | S$2,250,000 | 1,076 | S$2,090 psf |
| Aug 2026 | S$1,438,888 | 721 | S$1,995 psf |
| Aug 2026 | S$900,000 | 527 | S$1,706 psf |
| Aug 2026 | S$1,140,000 | 635 | S$1,795 psf |
| Jul 2026 | S$1,315,000 | 667 | S$1,970 psf |
| Jul 2026 | S$915,000 | 527 | S$1,735 psf |
| Jul 2026 | S$1,920,000 | 915 | S$2,098 psf |
| Jul 2026 | S$1,175,000 | 635 | S$1,850 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$1,228,000 | 667 | S$1,840 psf |
| Jul 2026 | S$1,870,000 | 915 | S$2,044 psf |
1,846 sales and 839 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 20% over the past 6 years (2020–2026), from S$1,581 psf to S$1,903 psf (URA caveats).
| Year | Median PSF | Median price | Sales | YoY |
|---|---|---|---|---|
| 2026 | S$1,903 psf | S$1.28M | 72 | +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 | +6.1% |
| 2020 | S$1,581 psf | S$1.09M | 80 | — |
Yearly median transacted PSF and price; years with at least 2 recorded sales. Source: URA caveat data.
Is The Florence Residences a good investment?
Of 436 units at The Florence Residences that were bought and later resold (bought from 2019, resold up to 2026), 97% sold for more than they were bought for, with a median gain of 19% over a median 4.3-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 3.2%. Past resale results don't predict future returns, and this is not financial advice.
Sold for more than bought
97%
of 436 resales here
Median gain
19%
gross, before costs
Median hold
4.3 years
bought to resold
Every unit at The Florence Residences with a purchase and a later resale on record, matched from URA caveats. Check the odds for your unit size and holding period →
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.
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.
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
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
How many property agents are active around The Florence Residences?
11,112 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
11,112
District 19 · closed ≥1 deal
Deals on record
72,395
all-time · all property types
Source: CEA public transaction records, attributed to District 19 across HDB, condo and landed (agent activity isn't published at project level). Browse the agent directory or compare every market segment.
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
Is The Florence Residences freehold?⌄
No. The Florence Residences is on a 99-year lease that started in 2018, with about 91 years left.
How old is The Florence Residences?⌄
The Florence Residences was completed (obtained TOP) in 2023, so it is about 3 years old.
Is The Florence Residences a good investment?⌄
Of 436 units at The Florence Residences that were bought and later resold (bought from 2019, resold up to 2026), 97% sold for more than they were bought for, with a median gain of 19% over a median 4.3-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 3.2%. Past resale results don't predict future returns, and this is not financial advice.
Is The Florence Residences an EC?⌄
No. The Florence Residences is a private apartment development, not an executive condominium (EC).
Who is the developer of The Florence Residences?⌄
The Florence Residences was developed by FLORENCE DEVELOPMENT PTE LTD.
What is the price of a condo at The Florence Residences?⌄
Units at The Florence Residences have recently sold for around S$1.23M (S$1,850 psf), the median of the last 12 URA caveats to Aug 2026. The price depends on size, floor and facing. 407 units are listed for sale from S$788k to S$4.10M.
Where is The Florence Residences located?⌄
The Florence Residences is at 91 Hougang Avenue 2, Singapore 533752, in Hougang (District 19). The nearest MRT station is Kovan MRT, about 660 m away.
How many units are there in The Florence Residences?⌄
The Florence Residences has 1,410 units in 10 blocks, up to 18 storeys high.
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.
Are prices at The Florence Residences going up?⌄
The median price per square foot at The Florence Residences has risen about 20% between 2020 and 2026, based on URA caveats. The year-by-year figures are in the price-trend table above.
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 get priority in Primary 1 (P1) registration.