RPS · Resale Project Scorecard
Fiorenza — Grade A
RPS score 6.95/10 · D19 · Hougang, Punggol, Sengkang · 28 units · scored across 7 weighted factors — methodology published.
FH · KOH BROTHERS DEVELOPMENT PTE LTD · TOP 2011
Strong project with clear strengths. Standout strengths: schools, tenure. Key weaknesses: total returns, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 7/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +2.73% — near-median performance within its 2011-era cohort (69th percentile).
3 primary schools within 1km (nearest: XINGHUA PRIMARY SCHOOL at 0.81km). Exceptional school catchment — strong appeal for families with young children.
28 units — very small project; niche product with thin resale market.
400m from Kovan Mrt Stn (NE13) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 2.89% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Hougang MRT CRL interchange (CR8, CRL1) at 1.06km, far enough that the impact on this project is modest.
Primary schools within 1km: Xinghua Primary School, Xinmin Primary School, HOLY Innocents' Primary School.
The verdict· Scores updated September 2026
Fiorenza scores 6.95 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 374th of 2,357 resale condos scored in Singapore and 67th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Primary School Effect (10/10) and Tenure (10/10); its weakest is Rental Yield (3/10). Strong project with clear strengths. Standout strengths: schools, tenure. Key weaknesses: total returns, project size.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at Fiorenza
URA REALIS records no resale transactions at Fiorenza in the 12 months to September 2026. The Historical Performance factor (7/10) is scored on 10-year price performance against same-vintage peers instead.
Fiorenza: frequently asked questions
Answers generated from the scorecard data — RPS rank 374th of 2,357, scores updated September 2026.
- Is Fiorenza a good buy in 2026?
- Fiorenza scores 6.95/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 374th of 2,357 Singapore resale condos and 67th of 180 in District 19 (Hougang, Punggol, Sengkang). Strong project with clear strengths. Standout strengths: schools, tenure. Key weaknesses: total returns, project size. 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 Fiorenza?
- URA REALIS records no resale transactions at Fiorenza in the 12 months to September 2026, so there is no recent PSF to quote. RPS scores the project's Historical Performance factor (7/10) on its 10-year resale price performance against same-vintage peers instead.
- How far is Fiorenza from the nearest MRT station?
- Fiorenza is about 400m from Kovan MRT (NE13), scoring 9/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Fiorenza compare with Golden Heights?
- Golden Heights is the project scored next to Fiorenza on the District 19 ranking: 6.96 (Grade A) against Fiorenza's 6.95 (Grade A). Fiorenza scores higher on Future Transformation (4 vs 3); Golden Heights scores higher on Rental Yield (3 vs 4).
- Which primary schools are within 1km of Fiorenza?
- 3 primary schools are within 1km of Fiorenza: Xinghua Primary School, Xinmin Primary School, HOLY Innocents' Primary School. 3 primary schools within 1km (nearest: XINGHUA PRIMARY SCHOOL at 0.81km). Exceptional school catchment — strong appeal for families with young children. Fiorenza scores 10/10 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 Fiorenza, and how big is the project?
- Fiorenza is freehold, completed in 2011, has 28 units, developed by KOH BROTHERS DEVELOPMENT PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 28 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Fiorenza 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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