RPS · Resale Project Scorecard
Flo Residence — Grade S
RPS score 7.47/10 · D19 · Hougang, Punggol, Sengkang · 530 units · scored across 7 weighted factors — methodology published.
99YR · Far East Organization · TOP 2016
Top-tier project across nearly every dimension. Standout strengths: project size, capital appreciation. Key weaknesses: MRT access.
Factor breakdown
- Project's Historical Performance25% weight
- 9/10
- Primary School Effect20% weight
- 8/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 2/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 8/10
Avg Ann. of +3.14% — top-quartile performance within its 2016-era cohort (83th percentile).
6 primary schools within 1km (nearest: GREENDALE PRIMARY SCHOOL at 0.45km). Strong school proximity — a genuine advantage for young families.
530 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
0.23km from Coral Edge Lrt Stn (PE3) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 3.48% — above-average income return.
99YR tenure — about 84 years remaining — no near-term decay concern.
Strong future-catalyst exposure — closest driver: Punggol Digital District at 1.45km. Well positioned for the URA DMP2025 / LTA upcoming-MRT pipeline; expect tangible neighbourhood-level upside.
Primary schools within 1km: Greendale Primary School, MEE TOH School, Horizon Primary School, Waterway Primary School, Rivervale Primary School, Edgefield Primary School.
The verdict· Scores updated September 2026
Flo Residence scores 7.47 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 182nd of 2,357 resale condos scored in Singapore and 44th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Project Size (10/10) and Project's Historical Performance (9/10); its weakest is MRT Proximity (2/10). Top-tier project across nearly every dimension. Standout strengths: project size, capital appreciation. Key weaknesses: MRT access.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at Flo Residence
12 months to September 2026 (Oct 2025 – Sep 2026): 15 resale transactions, median $1,467 psf, median price $1.45M. Median PSF is up 3.9% on the previous 12 months (Oct 2024 – Sep 2025, $1,412 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 4 | $1,408 psf | $1.35M |
| Jan–Mar 2026 | 4 | $1,488 psf | $1.48M |
| Apr–Jun 2026 | 2 | $1,384 psf | $1.45M |
| Jul–Sep 2026 | 5 | $1,497 psf | $1.55M |
| 12-month total | 15 | $1,467 psf | $1.45M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Flo Residence: frequently asked questions
Answers generated from the scorecard data — RPS rank 182nd of 2,357, scores updated September 2026.
- Is Flo Residence a good buy in 2026?
- Flo Residence scores 7.47/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 182nd of 2,357 Singapore resale condos and 44th of 180 in District 19 (Hougang, Punggol, Sengkang). Top-tier project across nearly every dimension. Standout strengths: project size, capital appreciation. Key weaknesses: MRT access. 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 Flo Residence?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 15 resale transactions at Flo Residence, at a median of $1,467 psf and a median price of $1.45M (range $1,284 psf to $1,542 psf). The median PSF is up 3.9% on the previous 12 months (Oct 2024 – Sep 2025, $1,412 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Flo Residence from the nearest MRT station?
- The nearest rail stop to Flo Residence is Coral Edge LRT (PE3), about 230m away. RPS scores MRT Proximity on true MRT stations only (LRT stops are excluded from the factor), and Flo Residence scores 2/10 on it.
- How does Flo Residence compare with Riversound Residence?
- Riversound Residence is the project scored next to Flo Residence on the District 19 ranking: 7.53 (Grade S) against Flo Residence's 7.47 (Grade S). Flo Residence scores higher on Future Transformation (8 vs 4); Riversound Residence scores higher on MRT Proximity (2 vs 4).
- Which primary schools are within 1km of Flo Residence?
- 6 primary schools are within 1km of Flo Residence: Greendale Primary School, MEE TOH School, Horizon Primary School, Waterway Primary School, Rivervale Primary School, Edgefield Primary School. 6 primary schools within 1km (nearest: GREENDALE PRIMARY SCHOOL at 0.45km). Strong school proximity — a genuine advantage for young families. Flo Residence scores 8/10 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 Flo Residence, and how big is the project?
- Flo Residence is 99-year leasehold, completed in 2016, has 530 units, developed by Far East Organization. 99YR tenure — about 84 years remaining — no near-term decay concern. 530 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.
Also discussed in: These Are Our Top 5 Condos in Punggol
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The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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