The Florence Residences
HOUGANG AVENUE 2 · D19
Median PSF · 12m
S$1,904
Median price · 12m
S$1.28M
Latest sale
S$2.25M
Aug 2026
1-year change
+7.0%
Sales · 12m
88
694 all time
Gross yield
3.36%
254 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +17.2%
- Annualised
- +3.1%
- Transactions
- 694
- 1 year
- +7.0%
- 3 years p.a.
- +2.5%
- 5 years p.a.
- +2.8%
- Median size
- 700 sqft
Against the neighbourhood
How it compares within D19
Serangoon Gardens, Hougang, Punggol, Sengkang. All figures are medians over the last 12 months for private homes in this district.
| Measure | The Florence Residences | D19 median | Difference |
|---|---|---|---|
| Median PSF | S$1,904 | S$1,670 | +14.0% |
| Median price | S$1.28M | S$1.78M | -27.9% |
| Gross rental yield | 3.36% | 3.01% | +0.3 pts |
| 1-year price change | +7.0% | -4.0% | +11.0 pts |
This development trades about 14% above the D19 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$3,300
Contracts · 12m
254
Implied annual rent
S$40K
Gross yield
3.36%
| Unit type | Contracts | Median rent |
|---|---|---|
| 2 bedroom | 142 | S$3,400 |
| 1 bedroom | 90 | S$2,875 |
| 3 bedroom | 20 | S$4,390 |
| 4 bedroom | 2 | S$6,800 |
Investment analysis
Investment score 49 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
49/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Liquidityweight 15%99
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%57
Gross yield against every other development in its segment.
- Supply riskweight 10%46
Upcoming units recorded in the same district. Higher score means less competing supply.
- Price momentumweight 18%45
Three-year annualised change in median PSF, or one year where three is unavailable.
- Locationweight 15%40
Distance to the nearest rail station, plus schools within 1 km. Nearest is Hougang Interchange MRT at 850 m.
- Valuationweight 22%15
How its median price per square foot compares with its own district.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Hougang Interchange MRT850 m
- Kovan MRT950 m
- Hougang MRT1.0 km
- Serangoon North MRT1.1 km
Schools within 2 km
- Xinmin Primary Schoolprimary340 m
- Xinmin Secondary Schoolsecondary (s1-s5)470 m
- Anderson Serangoon Junior Collegejunior college520 m
- Bowen Secondary Schoolsecondary (s1-s5)720 m
- Montfort Secondary Schoolsecondary (s1-s5)840 m
- Montfort Junior Schoolprimary860 m
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- JANSEN HOUSEMequity GS Pte Ltd21 units1.2 km
- Luxus HillsSingapore United Estates Pte Ltd161 units1.6 km
- Luxus HillsSingapore United Estates Pte Ltd159 units1.6 km
- Luxus HillsSingapore United Estates Pte Ltd156 units1.6 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Aug 2026 | Apartment | S$2,250,000 | 1,076 sqft | S$2,090 | 11-15 | 90 yr 5 mo |
| Aug 2026 | Apartment | S$2,120,000 | 990 sqft | S$2,141 | 11-15 | 90 yr 5 mo |
| Aug 2026 | Apartment | S$1,490,000 | 721 sqft | S$2,066 | 11-15 | 90 yr 5 mo |
| Aug 2026 | Apartment | S$1,438,888 | 721 sqft | S$1,995 | 11-15 | 90 yr 5 mo |
| Aug 2026 | Apartment | S$1,175,000 | 635 sqft | S$1,850 | 06-10 | 90 yr 5 mo |
| Aug 2026 | Apartment | S$1,140,000 | 635 sqft | S$1,795 | 01-05 | 90 yr 5 mo |
| Aug 2026 | Apartment | S$900,000 | 527 sqft | S$1,706 | 01-05 | 90 yr 5 mo |
| Jul 2026 | Apartment | S$3,420,000 | 1,679 sqft | S$2,037 | 06-10 | 90 yr 6 mo |
| Jul 2026 | Apartment | S$1,920,000 | 915 sqft | S$2,099 | 11-15 | 90 yr 6 mo |
| Jul 2026 | Apartment | S$1,870,000 | 915 sqft | S$2,044 | 11-15 | 90 yr 6 mo |
| Jul 2026 | Apartment | S$1,315,000 | 667 sqft | S$1,970 | 11-15 | 90 yr 6 mo |
| Jul 2026 | Apartment | S$1,280,000 | 667 sqft | S$1,918 | 16-20 | 90 yr 6 mo |
| Jul 2026 | Apartment | S$1,228,000 | 667 sqft | S$1,840 | 01-05 | 90 yr 6 mo |
| Jul 2026 | Apartment | S$1,175,000 | 635 sqft | S$1,850 | 06-10 | 90 yr 6 mo |
| Jul 2026 | Apartment | S$915,000 | 527 sqft | S$1,735 | 11-15 | 90 yr 6 mo |
| Jul 2026 | Apartment | S$868,001 | 527 sqft | S$1,646 | 01-05 | 90 yr 6 mo |
| Jun 2026 | Apartment | S$3,280,000 | 1,668 sqft | S$1,966 | 06-10 | 90 yr 7 mo |
| Jun 2026 | Apartment | S$2,150,000 | 1,012 sqft | S$2,125 | 06-10 | 90 yr 7 mo |
| Jun 2026 | Apartment | S$2,085,000 | 990 sqft | S$2,105 | 11-15 | 90 yr 7 mo |
| Jun 2026 | Apartment | S$1,938,000 | 980 sqft | S$1,979 | 11-15 | 90 yr 7 mo |
| Jun 2026 | Apartment | S$1,870,000 | 926 sqft | S$2,020 | 06-10 | 90 yr 7 mo |
| Jun 2026 | Apartment | S$1,830,088 | 936 sqft | S$1,954 | 01-05 | 90 yr 7 mo |
| Jun 2026 | Apartment | S$1,787,000 | 926 sqft | S$1,930 | 01-05 | 90 yr 7 mo |
| Jun 2026 | Apartment | S$1,470,000 | 753 sqft | S$1,951 | 16-20 | 90 yr 7 mo |
| Jun 2026 | Apartment | S$1,218,000 | 667 sqft | S$1,825 | 01-05 | 90 yr 7 mo |
| Jun 2026 | Apartment | S$1,193,000 | 624 sqft | S$1,911 | 11-15 | 90 yr 7 mo |
| Jun 2026 | Apartment | S$960,000 | 527 sqft | S$1,820 | 11-15 | 90 yr 7 mo |
| Jun 2026 | Apartment | S$890,000 | 484 sqft | S$1,837 | 16-20 | 90 yr 7 mo |
| Jun 2026 | Apartment | S$855,000 | 484 sqft | S$1,765 | 11-15 | 90 yr 7 mo |
| Jun 2026 | Apartment | S$835,000 | 484 sqft | S$1,724 | 11-15 | 90 yr 7 mo |
| May 2026 | Apartment | S$2,535,000 | 1,270 sqft | S$1,996 | 01-05 | 90 yr 8 mo |
| May 2026 | Apartment | S$2,022,188 | 1,001 sqft | S$2,020 | 06-10 | 90 yr 8 mo |
| May 2026 | Apartment | S$1,871,255 | 936 sqft | S$1,998 | 11-15 | 90 yr 8 mo |
| May 2026 | Apartment | S$1,850,000 | 936 sqft | S$1,976 | 06-10 | 90 yr 8 mo |
| May 2026 | Apartment | S$1,275,000 | 646 sqft | S$1,974 | 11-15 | 90 yr 8 mo |
| May 2026 | Apartment | S$1,245,000 | 635 sqft | S$1,960 | 11-15 | 90 yr 8 mo |
| May 2026 | Apartment | S$1,125,000 | 624 sqft | S$1,802 | 06-10 | 90 yr 8 mo |
| May 2026 | Apartment | S$910,000 | 527 sqft | S$1,725 | 06-10 | 90 yr 8 mo |
| Apr 2026 | Apartment | S$3,400,000 | 1,679 sqft | S$2,025 | 11-15 | 90 yr 9 mo |
| Apr 2026 | Apartment | S$2,730,000 | 1,389 sqft | S$1,966 | 01-05 | 90 yr 9 mo |
Showing the 40 most recent of 694 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Landed Housing Development
S$1,743
-9.0%9 sales1.7% yield
Henley Gardens
S$1,817
—2 sales
Landed Housing Development
S$1,751
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Isuites @ Tani
S$1,554
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D'Zire
S$1,472
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Landed Housing Development
S$1,400
—2 sales1.3% yield
Fontaine Parry
S$1,569
+4.0%1 sales3.8% yield
Landed Housing Development
S$2,046
-4.7%8 sales1.4% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.