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Home/District 19 - Punggol, Sengkang/THE FLORENCE RESIDENCES

THE FLORENCE RESIDENCES

District 19OCR99 yrs lease commencing from 2018PropertyGuru

Project Details

Address
HOUGANG AVENUE 2
Property Type
Apartment
Total Units
1410
Est. TOP
2023
Developer
Logan Property (Singapore) Company Pte. Limited
Tenure
99 yrs lease commencing from 2018
Price by Bedroom (median, 3yr)
1-Bed
$835,000
76 txns
2-Bed
$1,226,888
172 txns
3-Bed
$1,750,000
84 txns
4-Bed
$2,493,888
12 txns
5-Bed*
$3,260,000
3 txns
* Bedroom count estimated from floor area (this project is not catalogued on EdgeProp.sg).
Median PSF (3yr)
$1782
347 transactions
Normalized PSF
$1,979
Raw $1,782 · Bala 94.8%
vs new D19 launches
-26.7%
Both sides Bala-normalized

About this number

Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.

Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.

A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).

Source: Singapore Land Authority differential premium reference (Bala's Table).

PSF Trend

Transaction prices per square foot

More projects in District 19 - Punggol, Sengkang ->

Investment Signals

Xinmin Primary School (583m)T3Holy Innocents' Primary (917m)T2Hougang Primary School (1.2km)T3Rosyth School (1.4km)T1No incoming supply within 2kmHougang MRT (774m)Kovan MRT (862m)
Last 3 years
  • THE FLORENCE RESIDENCESOCR
    Apr 2026 · D19 · 3-Bed · 926 sqft · fl 11-15
    $1,858,000
    $2,007 psf
    $2,229 norm
    Resale
  • THE FLORENCE RESIDENCESOCR
    Apr 2026 · D19 · 1-Bed · 484 sqft · fl 06-10
    $858,000
    $1,771 psf
    $1,966 norm
    Resale
  • THE FLORENCE RESIDENCESOCR
    Apr 2026 · D19 · 4-Bed · 1,270 sqft · fl 16-20
    $2,418,888
    $1,904 psf
    $2,114 norm
    Resale
  • THE FLORENCE RESIDENCESOCR
    Apr 2026 · D19 · 3-Bed · 1,012 sqft · fl 11-15
    $2,080,000
    $2,056 psf
    $2,283 norm
    Resale
  • THE FLORENCE RESIDENCESOCR
    Apr 2026 · D19 · 4-Bed · 1,389 sqft · fl 01-05
    $2,730,000
    $1,966 psf
    $2,183 norm
    Resale
  • THE FLORENCE RESIDENCESOCR
    Mar 2026 · D19 · 2-Bed · 667 sqft · fl 11-15
    $1,320,000
    $1,978 psf
    $2,196 norm
    Resale
  • THE FLORENCE RESIDENCESOCR
    Mar 2026 · D19 · 3-Bed · 915 sqft · fl 06-10
    $1,825,000
    $1,995 psf
    $2,215 norm
    Resale
  • THE FLORENCE RESIDENCESOCR
    Mar 2026 · D19 · 2-Bed · 667 sqft · fl 11-15
    $1,250,000
    $1,873 psf
    $2,080 norm
    Resale
  • THE FLORENCE RESIDENCESOCR
    Mar 2026 · D19 · 1-Bed · 527 sqft · fl 01-05
    $865,000
    $1,640 psf
    $1,984 norm
    Resale
  • THE FLORENCE RESIDENCESOCR
    Mar 2026 · D19 · 3-Bed · 1,012 sqft · fl 01-05
    $2,025,000
    $2,001 psf
    $2,222 norm
    Resale
  • THE FLORENCE RESIDENCESOCR
    Mar 2026 · D19 · 2-Bed · 624 sqft · fl 16-20
    $1,208,000
    $1,935 psf
    $2,149 norm
    Resale
  • THE FLORENCE RESIDENCESOCR
    Mar 2026 · D19 · 4-Bed · 1,270 sqft · fl 06-10
    $2,720,000
    $2,141 psf
    $2,377 norm
    Resale
  • THE FLORENCE RESIDENCESOCR
    Feb 2026 · D19 · 2-Bed · 667 sqft · fl 06-10
    $1,255,000
    $1,881 psf
    $2,089 norm
    Resale
  • THE FLORENCE RESIDENCESOCR
    Feb 2026 · D19 · 2-Bed · 797 sqft · fl 16-20
    $1,470,000
    $1,846 psf
    $2,050 norm
    Resale
  • THE FLORENCE RESIDENCESOCR
    Feb 2026 · D19 · 1-Bed · 527 sqft · fl 11-15
    $988,000
    $1,873 psf
    $2,080 norm
    Resale
  • THE FLORENCE RESIDENCESOCR
    Feb 2026 · D19 · 2-Bed · 721 sqft · fl 11-15
    $1,350,000
    $1,872 psf
    $2,079 norm
    Resale
  • THE FLORENCE RESIDENCESOCR
    Feb 2026 · D19 · 4-Bed · 1,281 sqft · fl 16-20
    $2,400,000
    $1,874 psf
    $2,081 norm
    Resale
  • THE FLORENCE RESIDENCESOCR
    Feb 2026 · D19 · 1-Bed · 484 sqft · fl 06-10
    $850,000
    $1,755 psf
    $1,949 norm
    Resale
  • THE FLORENCE RESIDENCESOCR
    Feb 2026 · D19 · 1-Bed · 527 sqft · fl 16-20
    $950,000
    $1,801 psf
    $2,000 norm
    Resale
  • THE FLORENCE RESIDENCESOCR
    Jan 2026 · D19 · 1-Bed · 484 sqft · fl 06-10
    $835,000
    $1,724 psf
    $1,914 norm
    Resale
ProjectDistRegionBedFloorAreaPricePSF99yr NormDateType
THE FLORENCE RESIDENCES19OCR311-15926$1,858,000$2,007$2,229Apr 2026Resale
THE FLORENCE RESIDENCES19OCR106-10484$858,000$1,771$1,966Apr 2026Resale
THE FLORENCE RESIDENCES19OCR416-201,270$2,418,888$1,904$2,114Apr 2026Resale
THE FLORENCE RESIDENCES19OCR311-151,012$2,080,000$2,056$2,283Apr 2026Resale
THE FLORENCE RESIDENCES19OCR401-051,389$2,730,000$1,966$2,183Apr 2026Resale
THE FLORENCE RESIDENCES19OCR211-15667$1,320,000$1,978$2,196Mar 2026Resale
THE FLORENCE RESIDENCES19OCR306-10915$1,825,000$1,995$2,215Mar 2026Resale
THE FLORENCE RESIDENCES19OCR211-15667$1,250,000$1,873$2,080Mar 2026Resale
THE FLORENCE RESIDENCES19OCR101-05527$865,000$1,640$1,984Mar 2026Resale
THE FLORENCE RESIDENCES19OCR301-051,012$2,025,000$2,001$2,222Mar 2026Resale
THE FLORENCE RESIDENCES19OCR216-20624$1,208,000$1,935$2,149Mar 2026Resale
THE FLORENCE RESIDENCES19OCR406-101,270$2,720,000$2,141$2,377Mar 2026Resale
THE FLORENCE RESIDENCES19OCR206-10667$1,255,000$1,881$2,089Feb 2026Resale
THE FLORENCE RESIDENCES19OCR216-20797$1,470,000$1,846$2,050Feb 2026Resale
THE FLORENCE RESIDENCES19OCR111-15527$988,000$1,873$2,080Feb 2026Resale
THE FLORENCE RESIDENCES19OCR211-15721$1,350,000$1,872$2,079Feb 2026Resale
THE FLORENCE RESIDENCES19OCR416-201,281$2,400,000$1,874$2,081Feb 2026Resale
THE FLORENCE RESIDENCES19OCR106-10484$850,000$1,755$1,949Feb 2026Resale
THE FLORENCE RESIDENCES19OCR116-20527$950,000$1,801$2,000Feb 2026Resale
THE FLORENCE RESIDENCES19OCR106-10484$835,000$1,724$1,914Jan 2026Resale

Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.

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