Resale Project Scorecard
The Florida
D19 · Hougang, Punggol, Sengkang · 99-year leasehold · completed 2000 · 496 units
Grade A, 7.01 out of 10, the 69th 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
- 70 yrs
- Resales, 12 months to Oct 2026
- 15
- To Hougang MRT
- 810 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
The Florida Score
- A
- Grade
- Score out of 10
- 7.01
- Highest score among 180 resale condos in District 19
- 69th
Strong project with clear strengths. Standout strengths: schools, project size. Key weaknesses: future transformation.
Project's Historical Performance25%6/10
Avg Ann. of +3.33% — near-median performance within its 2000-era cohort (50th percentile).
The district median is 7/10.
Primary School Effect20%10/10
4 primary schools within 1km (nearest: CHIJ Our Lady of the Nativity at 0.20km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- CHIJ Our Lady of the Nativity
- Punggol Primary School
- Holy Innocents' Primary School
- North Vista 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%8/10
496 units — good project size supporting active resale market and adequate facilities.
The district median is 3/10.
MRT Proximity13%6/10
810 m from Hougang MRT (NE14 / CR8) — moderate MRT proximity; walkable but not doorstep.
The district median is 7.5/10.
Rental Yield10%5/10
Rental yield of 3.28% — above-average income return.
The district median is 5/10.
Tenure10%7/10
99YR tenure — about 70 years remaining; some long-term decay exposure but not imminent.
The district median is 10/10.
Future Transformation6%4/10
Limited future-catalyst exposure — nearest is Defu MRT (CR7, CRL1) at 0.96km, far enough that the impact on this project is modest.
The district median is 4/10.
Scores updated October 2026. On the map →
Why The Florida scores 7.01
The Florida scores 7.01 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 392nd of 2,350 resale condos scored in Singapore and 69th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Primary School Effect (10/10) and Project Size (8/10); its weakest is Future Transformation (4/10).
| Factor | This condoThe Florida | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 6/10 | 7/10 | −0.25 | 35% of district |
| Primary School Effect20% | 10/10 | 9/10 | +0.20 | 60% of district |
| Project Size16% | 8/10 | 3/10 | +0.80 | 67% of district |
| MRT Proximity13% | 6/10 | 7.5/10 | −0.19 | 16% of district |
| Rental Yield10% | 5/10 | 5/10 | ±0.00 | 48% of district |
| Tenure10% | 7/10 | 10/10 | −0.30 | 4% 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 Florida 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 Florida Prices
By unit type at The Florida
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 3-bedroom1,313 sq ft | 1,313 sq ft | $1.34M to $1.61M | $1,141 psf | 15 |
Past transactions at The Florida
15 resales, Nov 2025 to Oct 2026 · median $1,141 psf · $1,340,000 to $1,610,000 · 14 of the 14 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 28 Sep 2026 | 72 Hougang Avenue 7 | 14 | #14-15153BR · Blk 72 | 3BR | 1,292 | $1,177 | $1,520,000 | Resale |
| 21 Sep 2026 | 76 Hougang Avenue 7 | 5 | #05-23233BR · Blk 76 | 3BR | 1,389 | $1,147 | $1,593,000 | Resale |
| 16 Sep 2026 | 70 Hougang Avenue 7 | 13 | #13-07073BR · Blk 70 | 3BR | 1,292 | $1,123 | $1,450,000 | Resale |
| 8 Sep 2026 | 76 Hougang Avenue 7 | 11 | #11-21213BR · Blk 76 | 3BR | 1,216 | $1,223 | $1,488,000 | Resale |
| 31 Jul 2026 | 76 Hougang Avenue 7 | 1 | #01-17173BR · Blk 76 | 3BR | 1,442 | $1,088 | $1,568,888 | Resale |
| 30 Jul 2026 | 78 Hougang Avenue 7 | 5 | #05-29293BR · Blk 78 | 3BR | 1,292 | $1,138 | $1,470,000 | Resale |
| 29 Jul 2026 | 72 Hougang Avenue 7 | 7 | #07-11113BR · Blk 72 | 3BR | 1,313 | $1,226 | $1,610,000 | Resale |
| 2 Jul 2026 | 76 Hougang Avenue 7 | 4 | #04-19193BR · Blk 76 | 3BR | 1,389 | $1,102 | $1,530,000 | Resale |
| 18 May 2026 | 72 Hougang Avenue 7 | 7 | #07-10103BR · Blk 72 | 3BR | 1,227 | $1,092 | $1,340,000 | Resale |
| 12 Mar 2026 | 76 Hougang Avenue 7 | 5 | #05-21213BR · Blk 76 | 3BR | 1,227 | $1,141 | $1,400,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D19 |
|---|---|---|---|
| Nov 2025 | 3 | $1,109 psf | $1,614 psf |
| Dec 2025 | 1 | — | $1,637 psf |
| Jan 2026 | — | — | $1,627 psf |
| Feb 2026 | — | — | $1,597 psf |
| Mar 2026 | 2 | $1,175 psf | $1,652 psf |
| Apr 2026 | — | — | $1,646 psf |
| May 2026 | 1 | — | $1,599 psf |
| Jun 2026 | — | — | $1,640 psf |
| Jul 2026 | 4 | $1,120 psf | $1,674 psf |
| Aug 2026 | — | — | $1,642 psf |
| Sep 2026 | 4 | $1,162 psf | $1,612 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +3.8% a year, ranked 43 of 78 in D19 and 253 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 Florida Rent
- Median rent a month
- $4,100
- Gross yield
- 3.2%
- Rental contracts
- 37
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 3-bedroom | $4,100 | $4,000 to $4,400 | 3.2% | 37 |
Rental contracts at The Florida
37 contracts, Sep 2025 to Aug 2026 · median $4,100 a month · $3,300 to $5,800
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $4,200 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $4,400 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $4,500 |
| Jul 2026 | 3BR | 1,200 to 1,300 sq ft | $4,000 |
| Jul 2026 | 3BR | 1,200 to 1,300 sq ft | $4,000 |
| Jul 2026 | 3BR | 1,200 to 1,300 sq ft | $4,000 |
| Jul 2026 | 3BR | 1,200 to 1,300 sq ft | $4,000 |
| Jul 2026 | 3BR | 1,200 to 1,300 sq ft | $4,000 |
| Jun 2026 | 3BR | 1,200 to 1,300 sq ft | $4,100 |
| Jun 2026 | 3BR | 1,300 to 1,400 sq ft | $4,150 |
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 Florida By stack
- Highest, stack 12
- $1,135 psf
- Lowest, stack 05
- $866 psf
- Stacks with 2+ resales
- 29
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,056 psf | 1,302 sq ft | Levels 2 to 12 | 6 |
| 02 | $1,026 psf | 1,292 sq ft | Levels 5 to 9 | 2 |
| 03 | $1,084 psf | 1,292 sq ft | Levels 5 to 14 | 3 |
| 05 | $866 psf | 1,227 sq ft | Levels 2 to 5 | 2 |
| 06 | $1,047 psf | 1,593 sq ft | Levels 10 to 16 | 2 |
| 07 | $1,051 psf | 1,324 sq ft | Levels 4 to 13 | 3 |
| 09 | $902 psf | 1,593 sq ft | Levels 4 to 16 | 2 |
| 10 | $1,010 psf | 1,227 sq ft | Levels 1 to 13 | 3 |
Show the other 21 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 11 | $990 psf | 1,313 sq ft | Levels 7 to 9 | 3 |
| 12 | $1,135 psf | 1,340 sq ft | Levels 5 to 12 | 2 |
| 13 | $1,014 psf | 1,292 sq ft | Levels 5 to 6 | 2 |
| 14 | $921 psf | 1,442 sq ft | Levels 1 to 9 | 3 |
| 15 | $1,057 psf | 1,340 sq ft | Levels 7 to 14 | 2 |
| 16 | $1,010 psf | 1,561 sq ft | Levels 2 to 11 | 2 |
| 17 | $1,006 psf | 1,302 sq ft | Levels 1 to 14 | 3 |
| 18 | $982 psf | 1,292 sq ft | Levels 4 to 14 | 3 |
| 19 | $1,102 psf | 1,389 sq ft | Levels 4 to 15 | 3 |
| 20 | $1,061 psf | 1,351 sq ft | Levels 5 to 15 | 2 |
| 21 | $1,052 psf | 1,227 sq ft | Levels 5 to 16 | 7 |
| 22 | $1,043 psf | 1,227 sq ft | Levels 4 to 12 | 3 |
| 23 | $1,020 psf | 1,389 sq ft | Levels 4 to 14 | 5 |
| 24 | $1,040 psf | 1,313 sq ft | Levels 8 to 10 | 2 |
| 26 | $1,034 psf | 1,238 sq ft | Levels 9 to 16 | 3 |
| 27 | $1,047 psf | 1,416 sq ft | Levels 1 to 12 | 2 |
| 28 | $1,066 psf | 1,389 sq ft | Levels 1 to 10 | 3 |
| 29 | $1,105 psf | 1,292 sq ft | Levels 3 to 11 | 3 |
| 30 | $952 psf | 1,302 sq ft | Levels 3 to 6 | 2 |
| 31 | $1,030 psf | 1,389 sq ft | Levels 6 to 16 | 3 |
| 32 | $1,080 psf | 1,389 sq ft | Levels 2 to 15 | 3 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
The Florida Notes
How these numbers are worked out
- Grade A places The Florida 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: $1,141 psf at The Florida 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 $1,060 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 15 resale caveats at The Florida ranged from $1,088 psf to $1,226 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2000, 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 Hougang MRT (NE14 / CR8), 810 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 Florida for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.