The Florence Residences — Grade S

The Florence Residences: frequently asked questions

Answers generated from the scorecard data — RPS rank 82nd of 2,357, scores updated September 2026.

Is The Florence Residences a good buy in 2026?

The Florence Residences scores 8.00/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 82nd of 2,357 Singapore resale condos and 24th of 180 in District 19 (Hougang, Punggol, Sengkang). Top-tier project across nearly every dimension. Standout strengths: schools, tenure. Key weaknesses: future transformation. 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 The Florence Residences?

In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 89 resale transactions at The Florence Residences, at a median of $1,904 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 (Oct 2024 – Sep 2025, $1,779 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.

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

The Florence Residences is about 780m from Hougang MRT (NE14), 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 Quartz?

The Quartz is the project scored next to The Florence Residences on the District 19 ranking: 8.01 (Grade S) against The Florence Residences's 8.00 (Grade S). The Florence Residences scores higher on Rental Yield (8 vs 4) and Primary School Effect (10 vs 8); The Quartz scores higher on Project Size (7 vs 10) and MRT Proximity (7 vs 9).

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

4 primary schools are within 1km of The Florence Residences: Xinmin Primary School, Montfort Junior School, HOLY Innocents' Primary School, Xinghua Primary School. 4 primary schools within 1km (nearest: XINMIN PRIMARY SCHOOL at 0.53km). Exceptional school catchment — strong appeal for families with young children. 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, completed in 2023, has 1,410 units, 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%.

Also discussed in: These Are Our Top 5 Condos in Hougang & Serangoon, Ranked by the Data

Scored either side of The Florence Residences in Hougang, Punggol, Sengkang

The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.

• The QuartzS8.01
• Jewel @ BuangkokS7.99
• The Scala @ Lorong ChuanS8.04
• A Treasure TroveS7.98
• The TerraceS8.12
• La FiestaS7.97

See all 180 scored projects in Hougang, Punggol, Sengkang →