RPS · Resale Project Scorecard
The Florentine — Grade A
RPS score 6.95/10 · D19 · Hougang, Punggol, Sengkang · 34 units · scored across 7 weighted factors — methodology published.
999YR · ROXY HOMES 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
- 8/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +3.02% — top-quartile performance within its 2011-era cohort (77th percentile).
4 primary schools within 1km (nearest: XINMIN PRIMARY SCHOOL at 0.64km). Exceptional school catchment — strong appeal for families with young children.
34 units — very small project; niche product with thin resale market.
0.69km from Kovan Mrt Stn (NE13) — short walk to MRT, good transport convenience.
Rental yield of 2.81% — below-average income return.
999-year tenure — effectively freehold from a valuation standpoint.
Limited future-catalyst exposure — nearest is Hougang MRT CRL interchange (CR8, CRL1) at 0.86km, far enough that the impact on this project is modest.
Primary schools within 1km: Xinmin Primary School, HOLY Innocents' Primary School, Montfort Junior School, Xinghua Primary School.
The verdict· Scores updated September 2026
The Florentine 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 The Florentine
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $1,350 psf, median price $1.98M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,419 psf | $1.68M |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 1 | $1,280 psf | $2.29M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 2 | $1,350 psf | $1.98M |
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.
The Florentine: frequently asked questions
Answers generated from the scorecard data — RPS rank 374th of 2,357, scores updated September 2026.
- Is The Florentine a good buy in 2026?
- The Florentine 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 The Florentine?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at The Florentine, at a median of $1,350 psf and a median price of $1.98M (range $1,280 psf to $1,419 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 Florentine from the nearest MRT station?
- The Florentine is about 690m 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 Florentine compare with La Dolce Vita?
- La Dolce Vita is the project scored next to The Florentine on the District 19 ranking: 6.95 (Grade A) against The Florentine's 6.95 (Grade A). The Florentine scores higher on Primary School Effect (10 vs 9) and Future Transformation (4 vs 3); La Dolce Vita scores higher on MRT Proximity (7 vs 9).
- Which primary schools are within 1km of The Florentine?
- 4 primary schools are within 1km of The Florentine: Xinmin Primary School, HOLY Innocents' Primary School, Montfort Junior School, Xinghua Primary School. 4 primary schools within 1km (nearest: XINMIN PRIMARY SCHOOL at 0.64km). Exceptional school catchment — strong appeal for families with young children. The Florentine 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 Florentine, and how big is the project?
- The Florentine is 999-year leasehold, completed in 2011, has 34 units, developed by ROXY HOMES PTE LTD. 999-year tenure — effectively freehold from a valuation standpoint. 34 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 The Florentine in Hougang, Punggol, Sengkang
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
Free condo report
Email me this condo's report
Get the full report on The Florentine — PSF trends, rival comparison, and our verdict — in your inbox.