Artist's impression of The Florence Residences from above Hougang Avenue 2: nine 18-storey blocks around a long lagoon pool, the arrival court on the road, landed houses and the city skyline beyond

SGrade

Resale Project Scorecard

The Florence Residences

D19 · Hougang, Punggol, Sengkang · 99-year leasehold · completed 2023 · 1,410 units

Grade S, 8.00 out of 10, the 27th highest score among 180 resale condos in District 19.

How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.

TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →

Lease left, about: 91 yrs
Resales, 12 months to Oct 2026: 94
To Kovan MRT: 680 m

Artist's impression: Florence Development Pte. Limited (Logan Property)

The Florence Residences Score

S
Grade
Score out of 10: 8.00
Highest score among 180 resale condos in District 19: 27th

Top-tier project across nearly every dimension. Standout strengths: schools, tenure. Key weaknesses: future transformation.

Project's Historical Performance25%8/10

Avg Ann. of +3.10% — top-quartile performance within its 2023-era cohort (71st percentile).

The district median is 7/10.

Primary School Effect20%10/10

4 primary schools within 1km (nearest: Xinmin Primary School at 0.45km). Exceptional school catchment — strong appeal for families with young children.

The district median is 9/10.

Xinmin Primary School
Holy Innocents' Primary School
Montfort Junior School
Xinghua Primary School

Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →

Project Size16%7/10

1410 units — large-scale development. Strong liquidity and full facilities; some intra-project resale competition.

The district median is 3/10.

MRT Proximity13%7/10

680 m from Kovan MRT (NE13) — short walk to MRT, good transport convenience.

The district median is 7.5/10.

Rental Yield10%8/10

Rental yield of 4.08% — strong income return.

The district median is 5/10.

Tenure10%9/10

99YR tenure — about 91 years remaining — no near-term decay concern.

The district median is 10/10.

Future Transformation6%4/10

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.

The district median is 4/10.

Scores updated October 2026. On the map →

See every stack in 3D: facing, view, sun and floor plan →

Why The Florence Residences scores 8.00

The Florence Residences scores 8.00 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 99th of 2,350 resale condos scored in Singapore and 27th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Primary School Effect (10/10) and Tenure (9/10); its weakest is Future Transformation (4/10).

Factor	This condoThe Florence Residences	DistrictDistrict median	EffectEffect on score	Scores above
Project's Historical Performance25%	8/10	7/10	+0.25	63% of district
Primary School Effect20%	10/10	9/10	+0.20	60% of district
Project Size16%	7/10	3/10	+0.64	66% of district
MRT Proximity13%	7/10	7.5/10	−0.06	23% of district
Rental Yield10%	8/10	5/10	+0.30	87% of district
Tenure10%	9/10	10/10	−0.10	34% of district
Future Transformation6%	4/10	4/10	±0.00	41% of district

Medians are across the 180 scored resale projects in District 19 (Hougang, Punggol, Sengkang). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between The Florence Residences and a median-profile project (6.74). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.

The Florence Residences Prices

By unit type at The Florence Residences

Unit type	Size	Sold for	Median PSF	Sales
1-bedroom484 sq ft	484 sq ft	$790,000 to $988,000	$1,745 psf	22
2-bedroom667 sq ft	667 sq ft	$1.13M to $1.49M	$1,899 psf	40
3-bedroom958 sq ft	958 sq ft	$1.60M to $2.42M	$1,999 psf	24
4-bedroom1,270 sq ft	1,270 sq ft	$2.54M to $2.73M	$1,996 psf	3
5-bedroom1,679 sq ft	1,679 sq ft	$3.26M to $3.42M	$1,978 psf	5

Past transactions at The Florence Residences

Unit

94 resales, Nov 2025 to Oct 2026 · median $1,905 psf · $790,000 to $3,420,000 · 86 of the 93 with a purchase on record sold at a profit

								Sale
25 Sep 2026	83 Hougang Avenue 2	4	#04-13132BR · Blk 83	2BR	667	$1,843	$1,230,000	Resale
25 Sep 2026	95 Hougang Avenue 2	6	#06-70703BR · Blk 95	3BR	937	$1,943	$1,820,000	Resale
23 Sep 2026	85 Hougang Avenue 2	1	#01-25252BR · Blk 85	2BR	721	$1,636	$1,180,000	Resale
21 Sep 2026	85 Hougang Avenue 2	15	#15-26261BR · Blk 85	1BR	527	$1,773	$935,000	Resale
17 Sep 2026	87 Hougang Avenue 2	9	#09-32322BR · Blk 87	2BR	667	$1,948	$1,300,000	Resale
16 Sep 2026	89 Hougang Avenue 2	11	#11-43432BR · Blk 89	2BR	667	$1,967	$1,313,000	Resale
14 Sep 2026	83 Hougang Avenue 2	8	#08-14142BR · Blk 83	2BR	667	$1,892	$1,262,888	Resale
7 Sep 2026	83 Hougang Avenue 2	17	#17-13132BR · Blk 83	2BR	667	$1,985	$1,325,000	Resale
2 Sep 2026	87 Hougang Avenue 2	14	#14-32322BR · Blk 87	2BR	667	$1,906	$1,272,000	Resale
28 Aug 2026	87 Hougang Avenue 2	15	#15-30303BR · Blk 87	3BR	990	$2,141	$2,120,000	Resale

Median PSF by month

The Florence ResidencesD19, all resale condos

Show as a table

Period	Sales	Median PSF	D19
Nov 2025	4	$1,814 psf	$1,614 psf
Dec 2025	5	$1,966 psf	$1,637 psf
Jan 2026	5	$1,912 psf	$1,627 psf
Feb 2026	7	$1,872 psf	$1,597 psf
Mar 2026	10	$1,918 psf	$1,652 psf
Apr 2026	15	$1,896 psf	$1,646 psf
May 2026	8	$1,975 psf	$1,599 psf
Jun 2026	14	$1,941 psf	$1,640 psf
Jul 2026	10	$1,884 psf	$1,674 psf
Aug 2026	7	$1,995 psf	$1,642 psf
Sep 2026	9	$1,906 psf	$1,612 psf
Oct 2026	—	—	—

A month is plotted from two sales up; the district line from ten.

Resales by month

Sellers here made a median +3.9% a year, ranked 42 of 78 in D19 and 250 of 715 condos. See the most profitable condos in D19 →

URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →

The Florence Residences Rent

Median rent a month: $2,900 to $6,700
Gross yield: 2.7% to 4.0%
Rental contracts: 294

Unit type	Median rent	Most rents	Gross yield	LetsContracts
1-bedroom	$2,900	$2,800 to $2,900	4.0%	107
2-bedroom	$3,400	$3,300 to $3,500	3.2%	161
3-bedroom	$4,400	$4,300 to $4,500	2.7%	23
4-bedroom	$6,700	—	3.0%	3

Rental contracts at The Florence Residences

294 contracts, Sep 2025 to Aug 2026 · median $3,300 a month · $2,500 to $6,900

Month	Type	Size	Rent a month
Aug 2026	1BR	400 to 500 sq ft	$2,700
Aug 2026	1BR	400 to 500 sq ft	$2,750
Aug 2026	1BR	400 to 500 sq ft	$2,900
Aug 2026	1BR	400 to 500 sq ft	$2,900
Aug 2026	1BR	400 to 500 sq ft	$2,950
Aug 2026	1BR	500 to 600 sq ft	$3,000
Aug 2026	1BR	400 to 500 sq ft	$3,000
Aug 2026	1BR	500 to 600 sq ft	$3,050
Aug 2026	2BR	600 to 700 sq ft	$3,200
Aug 2026	2BR	600 to 700 sq ft	$3,300

URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.

The Florence Residences By stack

Highest, stack 39: $2,003 psf
Lowest, stack 44: $1,672 psf
Stacks with 2+ resales: 78

Stack	Median PSF	Size	Sold on	Sales
01	$1,688 psf	484 sq ft	Levels 2 to 15	6
02	$1,706 psf	527 sq ft	Levels 5 to 17	6
03	$1,761 psf	721 sq ft	Levels 3 to 17	10
04	$1,778 psf	754 sq ft	Levels 5 to 17	7
05	$1,771 psf	635 sq ft	Levels 5 to 9	3
06	$1,752 psf	635 sq ft	Levels 5 to 7	2
07	$1,863 psf	990 sq ft	Levels 5 to 15	6
08	$1,759 psf	721 sq ft	Levels 3 to 18	9

Show the other 70 stacks

Stack	Median PSF	Size	Sold on	Sales
09	$1,771 psf	635 sq ft	Levels 3 to 10	5
10	$1,740 psf	635 sq ft	Levels 2 to 12	4
11	$1,805 psf	1,281 sq ft	Levels 7 to 9	2
12	$1,978 psf	1,270 sq ft	Levels 3 to 10	4
13	$1,849 psf	667 sq ft	Levels 3 to 17	8
14	$1,783 psf	667 sq ft	Levels 1 to 13	9
15	$1,826 psf	926 sq ft	Levels 4 to 10	4
16	$1,752 psf	937 sq ft	Levels 2 to 18	6
17	$1,744 psf	527 sq ft	Levels 8 to 17	5
18	$1,717 psf	484 sq ft	Levels 2 to 16	8
19	$1,748 psf	635 sq ft	Levels 3 to 10	3
20	$1,995 psf	1,001 sq ft	Levels 7 to 16	3
22	$1,783 psf	667 sq ft	Levels 3 to 12	7
23	$1,800 psf	667 sq ft	Levels 1 to 18	8
24	$1,793 psf	926 sq ft	Levels 2 to 15	7
25	$1,758 psf	721 sq ft	Levels 1 to 16	10
26	$1,773 psf	527 sq ft	Levels 6 to 16	8
27	$1,714 psf	484 sq ft	Levels 5 to 14	5
28	$1,795 psf	635 sq ft	Levels 8 to 15	5
29	$1,837 psf	1,012 sq ft	Levels 1 to 18	5
30	$1,984 psf	990 sq ft	Levels 6 to 15	4
31	$1,894 psf	667 sq ft	Levels 3 to 13	7
32	$1,903 psf	667 sq ft	Levels 5 to 17	7
33	$1,970 psf	980 sq ft	Levels 4 to 17	5
34	$1,808 psf	721 sq ft	Levels 1 to 18	8
35	$1,726 psf	484 sq ft	Levels 6 to 16	8
36	$1,765 psf	484 sq ft	Levels 8 to 17	5
37	$1,858 psf	667 sq ft	Levels 1 to 15	9
38	$1,927 psf	1,012 sq ft	Levels 6 to 14	5
39	$2,003 psf	915 sq ft	Levels 6 to 17	6
40	$1,821 psf	667 sq ft	Levels 1 to 18	5
41	$1,955 psf	1,281 sq ft	Levels 4 to 14	4
42	$1,880 psf	893 sq ft	Levels 10 to 18	3
43	$1,876 psf	667 sq ft	Levels 1 to 14	8
44	$1,672 psf	484 sq ft	Levels 3 to 15	6
45	$1,778 psf	527 sq ft	Levels 2 to 14	7
46	$1,794 psf	1,012 sq ft	Levels 6 to 10	4
47	$1,996 psf	1,012 sq ft	Levels 4 to 17	5
48	$1,808 psf	667 sq ft	Levels 4 to 12	6
49	$1,807 psf	667 sq ft	Levels 4 to 18	9
51	$1,872 psf	1,087 sq ft	Levels 9 to 18	4
52	$1,779 psf	635 sq ft	Levels 1 to 17	9
53	$1,905 psf	624 sq ft	Levels 10 to 17	4
54	$1,876 psf	646 sq ft	Levels 4 to 18	10
55	$1,829 psf	937 sq ft	Levels 1 to 14	6
56	$1,807 psf	1,012 sq ft	Levels 3 to 18	5
57	$1,750 psf	474 sq ft	Levels 1 to 11	5
58	$1,858 psf	700 sq ft	Levels 4 to 15	7
59	$1,859 psf	700 sq ft	Levels 5 to 15	5
60	$1,714 psf	474 sq ft	Levels 4 to 8	3
61	$1,885 psf	1,292 sq ft	Levels 5 to 10	2
62	$1,944 psf	1,389 sq ft	Levels 3 to 14	2
63	$1,790 psf	624 sq ft	Levels 6 to 7	2
64	$1,732 psf	635 sq ft	Levels 3 to 12	5
65	$1,752 psf	937 sq ft	Levels 1 to 14	8
66	$1,815 psf	926 sq ft	Levels 3 to 15	9
67	$1,747 psf	635 sq ft	Levels 5 to 7	2
68	$1,795 psf	635 sq ft	Levels 2 to 14	4
69	$1,846 psf	926 sq ft	Levels 4 to 12	4
70	$1,814 psf	937 sq ft	Levels 3 to 10	7
71	$1,704 psf	484 sq ft	Levels 2 to 16	6
72	$1,683 psf	484 sq ft	Levels 3 to 14	6
73	$1,748 psf	635 sq ft	Levels 3 to 15	5
74	$1,733 psf	721 sq ft	Levels 3 to 18	10
75	$1,972 psf	1,674 sq ft	Levels 6 to 15	4
77	$1,717 psf	635 sq ft	Levels 2 to 6	4
78	$1,779 psf	1,012 sq ft	Levels 1 to 15	3
79	$1,703 psf	990 sq ft	Levels 1 to 18	6
80	$1,724 psf	484 sq ft	Levels 2 to 11	7
81	$1,693 psf	484 sq ft	Levels 1 to 8	5

Where each stack sits, what it faces and its floor plan, in 3D →

URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →

The Florence Residences Floor plans

32 layouts from the developer. Tap a plan to open it.

Compare two layouts side by side →Which stacks have each layout, in 3D →

1-Bedroom3 plans · 474 to 667 sq ft

Floor plan of The Florence Residences type 1B1 / 1B1(G) / 1B1(PH), 1-Bedroom Classic, 474 to 592 sq ft — Type 1B1 / 1B1(G) / 1B1(PH)1-Bedroom Classic · 474 to 592 sq ft · 36 homesFull page ↗

Floor plan of The Florence Residences type 1B2 / 1B2(G) / 1B2(PH), 1-Bedroom Classic, 484 to 603 sq ft — Type 1B2 / 1B2(G) / 1B2(PH)1-Bedroom Classic · 484 to 603 sq ft · 180 homesFull page ↗

Floor plan of The Florence Residences type 1S1 / 1S1(G) / 1S1(PH), 1-Bedroom + Study, 527 to 667 sq ft — Type 1S1 / 1S1(G) / 1S1(PH)1-Bedroom + Study · 527 to 667 sq ft · 72 homesFull page ↗

2-Bedroom10 plans · 624 to 926 sq ft

Floor plan of The Florence Residences type 2C2 / 2C2(G) / 2C2(PH), 2-Bedroom Classic, 624 to 797 sq ft — Type 2C2 / 2C2(G) / 2C2(PH)2-Bedroom Classic · 624 to 797 sq ft · 36 homesFull page ↗

Floor plan of The Florence Residences type 2C1 / 2C1(G) / 2C1(PH), 2-Bedroom Classic, 635 to 764 sq ft — Type 2C1 / 2C1(G) / 2C1(PH)2-Bedroom Classic · 635 to 764 sq ft · 102 homesFull page ↗

Floor plan of The Florence Residences type 2C3 / 2C3(G) / 2C3(PH), 2-Bedroom Classic, 635 to 807 sq ft — Type 2C3 / 2C3(G) / 2C3(PH)2-Bedroom Classic · 635 to 807 sq ft · 126 homesFull page ↗

Floor plan of The Florence Residences type 2D1 / 2D1(G) / 2D1(PH), 2-Bedroom Deluxe, 646 to 786 sq ft — Type 2D1 / 2D1(G) / 2D1(PH)2-Bedroom Deluxe · 646 to 786 sq ft · 18 homesFull page ↗

Floor plan of The Florence Residences type 2D2 / 2D2(G) / 2D2(PH), 2-Bedroom Deluxe, 667 to 818 sq ft — Type 2D2 / 2D2(G) / 2D2(PH)2-Bedroom Deluxe · 667 to 818 sq ft · 36 homesFull page ↗

Floor plan of The Florence Residences type 2D3 / 2D3(G) / 2D3(PH), 2-Bedroom Deluxe, 667 to 797 sq ft — Type 2D3 / 2D3(G) / 2D3(PH)2-Bedroom Deluxe · 667 to 797 sq ft · 136 homesFull page ↗

Floor plan of The Florence Residences type 2D4 / 2D4(G) / 2D4(PH), 2-Bedroom Deluxe, 667 to 850 sq ft — Type 2D4 / 2D4(G) / 2D4(PH)2-Bedroom Deluxe · 667 to 850 sq ft · 18 homesFull page ↗

Floor plan of The Florence Residences type 2S1 / 2S1(G) / 2S1(PH), 2-Bedroom + Study, 700 to 872 sq ft — Type 2S1 / 2S1(G) / 2S1(PH)2-Bedroom + Study · 700 to 872 sq ft · 36 homesFull page ↗

Floor plan of The Florence Residences type 2D5 / 2D5(G) / 2D5(PH) / 2D5a / 2D5a(b) / 2D5a(PH), 2-Bedroom Deluxe, 721 to 915 sq ft — Type 2D5 / 2D5(G) / 2D5(PH) / 2D5a / 2D5a(b) / 2D5a(PH)2-Bedroom Deluxe · 721 to 915 sq ft · 84 homesFull page ↗

Floor plan of The Florence Residences type 2S2 / 2S2(PH), 2-Bedroom + Study, 753 to 926 sq ft — Type 2S2 / 2S2(PH)2-Bedroom + Study · 753 to 926 sq ft · 16 homesFull page ↗

3-Bedroom12 plans · 893 to 1,281 sq ft

Floor plan of The Florence Residences type 3C1 / 3C1(G) / 3C1(PH), 3-Bedroom Classic, 893 to 1,087 sq ft — Type 3C1 / 3C1(G) / 3C1(PH)3-Bedroom Classic · 893 to 1,087 sq ft · 18 homesFull page ↗

Floor plan of The Florence Residences type 3C2 / 3C2(G) / 3C2(PH), 3-Bedroom Classic, 915 to 1,109 sq ft — Type 3C2 / 3C2(G) / 3C2(PH)3-Bedroom Classic · 915 to 1,109 sq ft · 18 homesFull page ↗

Floor plan of The Florence Residences type 3C3 / 3C3(G) / 3C3(PH) / 3C3a / 3C3a(b) / 3C3a(G) / 3C3a(PH), 3-Bedroom Classic, 926 to 1,184 sq ft — Type 3C3 / 3C3(G) / 3C3(PH) / 3C3a / 3C3a(b) / 3C3a(G) / 3C3a(PH)3-Bedroom Classic · 926 to 1,184 sq ft · 70 homesFull page ↗

Floor plan of The Florence Residences type 3C4 / 3C4(G) / 3C4(PH) / 3C4a / 3C4a(b) / 3C4a(G) / 3C4a(PH), 3-Bedroom Classic, 936 to 1,206 sq ft — Type 3C4 / 3C4(G) / 3C4(PH) / 3C4a / 3C4a(b) / 3C4a(G) / 3C4a(PH)3-Bedroom Classic · 936 to 1,206 sq ft · 54 homesFull page ↗

Floor plan of The Florence Residences type 3C5a / 3C5a(b) / 3C5a(G) / 3C5a(PH), 3-Bedroom Classic, 936 to 1,206 sq ft — Type 3C5a / 3C5a(b) / 3C5a(G) / 3C5a(PH)3-Bedroom Classic · 936 to 1,206 sq ft · 18 homesFull page ↗

Floor plan of The Florence Residences type 3C6 / 3C6(G) / 3C6(PH) / 3C6a / 3C6a(b) / 3C6a(G) / 3C6a(PH), 3-Bedroom Classic, 936 to 1,195 sq ft — Type 3C6 / 3C6(G) / 3C6(PH) / 3C6a / 3C6a(b) / 3C6a(G) / 3C6a(PH)3-Bedroom Classic · 936 to 1,195 sq ft · 36 homesFull page ↗

Floor plan of The Florence Residences type 3C7 / 3C7(G) / 3C7(PH), 3-Bedroom Classic, 980 to 1,130 sq ft — Type 3C7 / 3C7(G) / 3C7(PH)3-Bedroom Classic · 980 to 1,130 sq ft · 18 homesFull page ↗

Floor plan of The Florence Residences type 3D1 / 3D1(PH) / 3D1a / 3D1a(b) / 3D1a(PH), 3-Bedroom Deluxe, 990 to 1,270 sq ft — Type 3D1 / 3D1(PH) / 3D1a / 3D1a(b) / 3D1a(PH)3-Bedroom Deluxe · 990 to 1,270 sq ft · 32 homesFull page ↗

Floor plan of The Florence Residences type 3D3a / 3D3a(b) / 3D3a(PH), 3-Bedroom Deluxe, 1,001 to 1,270 sq ft — Type 3D3a / 3D3a(b) / 3D3a(PH)3-Bedroom Deluxe · 1,001 to 1,270 sq ft · 32 homesFull page ↗

Floor plan of The Florence Residences type 3D2 / 3D2(G) / 3D2(PH) / 3D2a / 3D2a(b) / 3D2a(G) / 3D2a(PH), 3-Bedroom Deluxe, 1,012 to 1,270 sq ft — Type 3D2 / 3D2(G) / 3D2(PH) / 3D2a / 3D2a(b) / 3D2a(G) / 3D2a(PH)3-Bedroom Deluxe · 1,012 to 1,270 sq ft · 36 homesFull page ↗

Floor plan of The Florence Residences type 3D4a / 3D4a(b) / 3D4a(G) / 3D4a(PH), 3-Bedroom Deluxe, 1,012 to 1,281 sq ft — Type 3D4a / 3D4a(b) / 3D4a(G) / 3D4a(PH)3-Bedroom Deluxe · 1,012 to 1,281 sq ft · 36 homesFull page ↗

Floor plan of The Florence Residences type 3D5a / 3D5a(b) / 3D5a(G) / 3D5a(PH), 3-Bedroom Deluxe, 1,012 to 1,270 sq ft — Type 3D5a / 3D5a(b) / 3D5a(G) / 3D5a(PH)3-Bedroom Deluxe · 1,012 to 1,270 sq ft · 18 homesFull page ↗

4-Bedroom5 plans · 1,270 to 1,701 sq ft

Floor plan of The Florence Residences type 4C2a / 4C2a(b) / 4C2a(PH), 4-Bedroom Classic, 1,270 to 1,561 sq ft — Type 4C2a / 4C2a(b) / 4C2a(PH)4-Bedroom Classic · 1,270 to 1,561 sq ft · 16 homesFull page ↗

Floor plan of The Florence Residences type 4C1a / 4C1a(b) / 4C1a(PH), 4-Bedroom Classic, 1,281 to 1,561 sq ft — Type 4C1a / 4C1a(b) / 4C1a(PH)4-Bedroom Classic · 1,281 to 1,561 sq ft · 16 homesFull page ↗

Floor plan of The Florence Residences type 4C3 / 4C3(PH), 4-Bedroom Classic, 1,281 to 1,528 sq ft — Type 4C3 / 4C3(PH)4-Bedroom Classic · 1,281 to 1,528 sq ft · 16 homesFull page ↗

Floor plan of The Florence Residences type 4C4a / 4C4a(b) / 4C4a(PH), 4-Bedroom Classic, 1,292 to 1,582 sq ft — Type 4C4a / 4C4a(b) / 4C4a(PH)4-Bedroom Classic · 1,292 to 1,582 sq ft · 16 homesFull page ↗

Floor plan of The Florence Residences type 4D1a / 4D1a(b) / 4D1a(PH), 4-Bedroom Deluxe, 1,389 to 1,701 sq ft — Type 4D1a / 4D1a(b) / 4D1a(PH)4-Bedroom Deluxe · 1,389 to 1,701 sq ft · 16 homesFull page ↗

5-Bedroom2 plans · 1,668 to 1,916 sq ft

Floor plan of The Florence Residences type 5B1 / 5B1(PH), 5-Bedroom, 1,668 to 1,905 sq ft — Type 5B1 / 5B1(PH)5-Bedroom · 1,668 to 1,905 sq ft · 16 homesFull page ↗

Floor plan of The Florence Residences type 5B2 / 5B2(PH), 5-Bedroom, 1,679 to 1,916 sq ft — Type 5B2 / 5B2(PH)5-Bedroom · 1,679 to 1,916 sq ft · 32 homesFull page ↗

Floor plans: Florence Development Pte. Limited (Logan Property), The Florence Residences e-brochure. Developer's plans, approximate and subject to change.

The Florence Residences Site plan

Every block in 3D, with the sun on each home →

Site plan: Florence Development Pte. Limited (Logan Property). Developer's illustration, not to scale and subject to change.

The Florence Residences Notes

How these numbers are worked out

Grade S places The Florence Residences in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
PSF against the district: $1,905 psf at The Florence Residences against $1,635 psf across District 19, medians over 12 months.
MRT distance is a straight line on the map; the walking route is longer.
Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,781 psf). A specific unit's value depends on floor, size, facing and condition.
By unit type: a price range is shown from three sales up; with two, the figure is the median.
Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (3 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
Factor bars: the black mark on each bar is the district median.
Score: seven weighted factors. Methodology published.

What the score cannot tell you

RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 94 resale caveats at The Florence Residences ranged from $1,631 psf to $2,141 psf: that spread is unit-level variation the score cannot see.
Historical Performance is a percentile among projects of similar vintage (completed around 2023, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
The nearest MRT is Kovan MRT (NE13), 680 m in a straight line. The walking route is usually longer, and bus links are not scored.
Primary School Effect counts the 4 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at The Florence Residences for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.

What brings you to The Florence Residences?

Pick one and we’ll send you a read on it by WhatsApp. Free, no obligation.

The Florence Residences Key facts

District: D19, Hougang, Punggol, Sengkang
Tenure: 99-year leasehold
Lease left: About 91 years
Completed: 2023
Total units: 1,410
Developer: Logan Property

The Florence Residences Nearby

MRT and LRT (5)

Kovan (NE13)680 m
Hougang (NE14 / CR8)680 m
Serangoon North (CR9)Being built1.4 km
Defu (CR7)Being built1.4 km
Buangkok (NE15)1.9 km

Primary schools within 1 km (4)

Xinmin Primary SchoolWithin 1 km (OneMap, all 10 blocks) · 9 Hougang Avenue 8450 m
Holy Innocents' Primary SchoolWithin 1 km (OneMap, all 10 blocks) · 5 Lorong Low Koon650 m
Montfort Junior SchoolWithin 1 km (OneMap, all 10 blocks) · 52 Hougang Avenue 8710 m
Xinghua Primary SchoolWithin 1 km (OneMap, 5 of 10 blocks) · 45 Hougang Avenue 1910 m

Bus stops (5)

Blk 615Hougang Ave 2Buses 25, 55, 112, 132, 854, 854e140 m
Opp Blk 615Hougang Ave 2Buses 25, 55, 112, 132, 854170 m
Opp Blk 709Hougang Ave 2Buses 25, 55, 62, 62A, 82, 107, 107M, 112, 113, 132, 325, 675, 854, 854e200 m
Opp Hougang Swim CplxHougang Ave 10Buses 62, 62A, 82, 107, 107M, 113, 325, 675240 m
Blk 708Hougang Ave 2Buses 25, 55, 62, 82, 107, 107M, 112, 113, 132, 325, 675, 854240 m

Secondary schools (5)

Xinmin Secondary School11 Hougang Avenue 8640 m
Montfort Secondary School50 Hougang Avenue 8780 m
Bowen Secondary School2 Lorong Napiri970 m
Yuying Secondary School47 Hougang Avenue 11.1 km
Holy Innocents' High School1191 Upper Serangoon Road1.1 km

Childcare (5)

Little Paddington Preschool Serangoon4 Jalan Tani150 m
My First Skool706 Hougang Avenue 2, #01-181200 m
Touch Community Services Limited606 Hougang Avenue 4, #01-167350 m
Injenius Preschool54 Da Silva Lane, Fortuna Garden420 m
My First Skool677 Hougang Avenue 8, #01-545440 m

Straight-line distances from the nearest block of The Florence Residences, stations to their nearest exit; the walk is longer. Stations marked "being built" are not open yet. Only primary schools within 1 km are listed: OneMap School Query's answer for each block of The Florence Residences, the measure MOE uses for Primary 1; the figure beside a school is our straight line from the nearest block to the school's land boundary. Living within 1 km does not guarantee a Primary 1 place. Check your block on OneMap → Data: LTA, MOE, ECDA and URA, under the Singapore Open Data Licence.

The Florence Residences Similar condos

All 180 in District 19 →These Are Our Top 5 Condos in Hougang & Serangoon, Ranked by the Data →

Live on PropertyGuruSee The Florence Residences listings for sale Ask TRIBE on WhatsApp

The Florence Residences Questions

What does The Florence Residences's RPS grade say — and not say — in 2026?

The Florence Residences scores 8.00/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 99th of 2,350 Singapore resale condos and 27th of 180 in District 19 (Hougang, Punggol, Sengkang). Top-tier project across nearly every dimension. Standout strengths: schools, tenure. Key weaknesses: future transformation. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. It does not assess a specific unit or its asking price; the price, stack, floor, facing and condition still decide the outcome.

Why does The Florence Residences score Grade S, and what would move it?

A District 19 (Hougang, Punggol, Sengkang) project sitting at the district median on all seven factors would score 6.74; The Florence Residences scores 8.00, 1.26 points above it. It gains most from Project Size (7/10 against a median of 3, +0.64), Rental Yield (8/10 against a median of 5, +0.30) and Project's Historical Performance (8/10 against a median of 7, +0.25). It gives up most on Tenure (9/10 against a median of 10, −0.10). The grade is a percentile split of the score across all scored condos, targeting roughly 10% S, 20% A, 40% B, 20% C and 10% D — published shares land close to that rather than exactly on it, because condos on the same score always take the same grade. The letter moves only when the score crosses a cut that shifts with each refresh.

What is the average PSF at The Florence Residences?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), URA REALIS records 94 resale transactions at The Florence Residences, at a median of $1,905 psf and a median price of $1.28M (range $1,631 psf to $2,141 psf). The median PSF is up 7.0% on the previous 12 months (Nov 2024 – Oct 2025, $1,781 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.

How much does a unit at The Florence Residences cost?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), 1-bedroom units of about 484 sq ft sold for $790,000 to $988,000 (22 sales), 2-bedroom units of about 667 sq ft sold for $1.13M to $1.49M (40 sales), 3-bedroom units of about 958 sq ft sold for $1.60M to $2.42M (24 sales), 4-bedroom units of about 1,270 sq ft sold for $2.54M to $2.73M (3 sales) and 5-bedroom units of about 1,679 sq ft sold for $3.26M to $3.42M (5 sales) at The Florence Residences. These are URA REALIS resale caveats, grouped by bedroom count; within a type, floor, facing and condition move the price.

How much is the rent at The Florence Residences, and what is the rental yield?

In the 12 months to August 2026 (Sep 2025 – Aug 2026), 1-bedroom units let at a median of $2,900 a month (107 contracts, about 4.0% gross yield), 2-bedroom units let at a median of $3,400 a month (161 contracts, about 3.2% gross yield), 3-bedroom units let at a median of $4,400 a month (23 contracts, about 2.7% gross yield) and 4-bedroom units let at a median of $6,700 a month (3 contracts, about 3.0% gross yield) at The Florence Residences, from URA rental contracts. Gross yield is a year of the median rent over the median resale price of the same unit type in the 12 months to October 2026, before maintenance fees, property tax, agent fees, vacancy and mortgage interest.

How far is The Florence Residences from the nearest MRT station?

The Florence Residences is about 680 m from Kovan MRT (NE13), scoring 7/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.

How does The Florence Residences compare with The Scala @ Lorong Chuan?

The Scala @ Lorong Chuan is the project scored next to The Florence Residences on the District 19 ranking: 8.04 (Grade S) against The Florence Residences's 8.00 (Grade S). The Florence Residences scores higher on Rental Yield (8 vs 5) and Tenure (9 vs 8); The Scala @ Lorong Chuan scores higher on MRT Proximity (10 vs 7) and Project Size (8 vs 7).

Which primary schools are within 1km of The Florence Residences?

4 primary schools are within 1km of The Florence Residences on OneMap's School Query, measured from the development's nearest block: Xinmin Primary School, Holy Innocents' Primary School, Montfort Junior School, Xinghua Primary School. The list follows OneMap's School Query, which measures from the school's land boundary to each block's building outline the way MOE does for Primary 1 registration. A school is listed when any block of the development is within 1km, so blocks at the far end can fall outside it. For your own block, check its postal code on OneMap's School Query at https://www.onemap.gov.sg/school. The Florence Residences 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 The Florence Residences, and how big is the project?

The Florence Residences is 99-year leasehold, was completed in 2023, has 1,410 units and was developed by Logan Property. 99YR tenure — about 91 years remaining — no near-term decay concern. 1410 units — large-scale development. Strong liquidity and full facilities; some intra-project resale competition. Tenure carries 10% of the RPS score and Project Size 16%.