RPS · Resale Project Scorecard
The Florence Residences — Grade S
RPS score 8.00/10 · D19 · Hougang, Punggol, Sengkang · 1,410 units · scored across 7 weighted factors — methodology published.
99YR · Logan Property · TOP 2023
Top-tier project across nearly every dimension. Standout strengths: schools, tenure. Key weaknesses: future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 8/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 7/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 8/10
- Tenure10% weight
- 9/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +3.10% — top-quartile performance within its 2023-era cohort (71th percentile).
4 primary schools within 1km (nearest: XINMIN PRIMARY SCHOOL at 0.53km). Exceptional school catchment — strong appeal for families with young children.
1410 units — large-scale development. Strong liquidity and full facilities; some intra-project resale competition.
0.78km from Hougang Mrt Stn (NE14) — short walk to MRT, good transport convenience.
Rental yield of 4.08% — strong income return.
99YR tenure — about 91 years remaining — no near-term decay concern.
Limited future-catalyst exposure — nearest is Hougang MRT CRL interchange (CR8, CRL1) at 0.77km, far enough that the impact on this project is modest.
Primary schools within 1km: Xinmin Primary School, Montfort Junior School, HOLY Innocents' Primary School, Xinghua Primary School.
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RPSResale Project Scorecard
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Scored either side of The Florence Residences in Hougang, Punggol, Sengkang
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