PropertyHuat

See past the listing.

OverviewAnalyticsNew LaunchesNewsGuidesCalculatorLoan TenureWatchlist
Market Data
URA • data.gov.sg
© 2026 PropertyHuat
See past the listing.
About·Privacy·T&C·Contact
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
79 txns
2-Bed
$1,228,000
174 txns
3-Bed
$1,760,000
81 txns
4-Bed
$2,493,888
13 txns
5-Bed*
$3,300,000
4 txns
* Bedroom count estimated from floor area (this project is not catalogued on EdgeProp.sg).
Median PSF (3yr)
$1782
351 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
    May 2026 · D19 · 4-Bed · 1,270 sqft · fl 01-05
    $2,535,000
    $1,996 psf
    $2,216 norm
    Resale
  • THE FLORENCE RESIDENCESOCR
    May 2026 · D19 · 2-Bed · 624 sqft · fl 06-10
    $1,125,000
    $1,802 psf
    $2,001 norm
    Resale
  • THE FLORENCE RESIDENCESOCR
    May 2026 · D19 · 3-Bed · 1,001 sqft · fl 06-10
    $2,022,188
    $2,020 psf
    $2,243 norm
    Resale
  • THE FLORENCE RESIDENCESOCR
    May 2026 · D19 · 1-Bed · 527 sqft · fl 06-10
    $910,000
    $1,725 psf
    $1,915 norm
    Resale
  • THE FLORENCE RESIDENCESOCR
    May 2026 · D19 · 2-Bed · 646 sqft · fl 11-15
    $1,275,000
    $1,974 psf
    $2,192 norm
    Resale
  • THE FLORENCE RESIDENCESOCR
    May 2026 · D19 · 3-Bed · 936 sqft · fl 11-15
    $1,871,255
    $1,998 psf
    $2,219 norm
    Resale
  • THE FLORENCE RESIDENCESOCR
    Apr 2026 · D19 · 2-Bed · 635 sqft · fl 06-10
    $1,183,800
    $1,864 psf
    $2,070 norm
    Resale
  • THE FLORENCE RESIDENCESOCR
    Apr 2026 · D19 · 5-Bed · 1,679 sqft · fl 11-15
    $3,400,000
    $2,025 psf
    $2,249 norm
    Resale
  • THE FLORENCE RESIDENCESOCR
    Apr 2026 · D19 · 2-Bed · 635 sqft · fl 01-05
    $1,130,000
    $1,779 psf
    $1,975 norm
    Resale
  • THE FLORENCE RESIDENCESOCR
    Apr 2026 · D19 · 2-Bed · 646 sqft · fl 16-20
    $1,290,000
    $1,997 psf
    $2,217 norm
    Resale
  • 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 01-05
    $790,000
    $1,631 psf
    $1,811 norm
    Resale
  • THE FLORENCE RESIDENCESOCR
    Apr 2026 · D19 · 2-Bed · 667 sqft · fl 16-20
    $1,270,000
    $1,903 psf
    $2,113 norm
    Resale
  • THE FLORENCE RESIDENCESOCR
    Apr 2026 · D19 · 2-Bed · 667 sqft · fl 01-05
    $1,265,000
    $1,896 psf
    $2,105 norm
    Resale
  • THE FLORENCE RESIDENCESOCR
    Apr 2026 · D19 · 3-Bed · 936 sqft · fl 01-05
    $1,600,000
    $1,709 psf
    $1,898 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
    Apr 2026 · D19 · 1-Bed · 484 sqft · fl 16-20
    $850,000
    $1,755 psf
    $1,949 norm
    Resale
  • THE FLORENCE RESIDENCESOCR
    Apr 2026 · D19 · 1-Bed · 484 sqft · fl 06-10
    $858,000
    $1,771 psf
    $1,966 norm
    Resale
ProjectDistRegionBedFloorAreaPricePSF99yr NormDateType
THE FLORENCE RESIDENCES19OCR401-051,270$2,535,000$1,996$2,216May 2026Resale
THE FLORENCE RESIDENCES19OCR206-10624$1,125,000$1,802$2,001May 2026Resale
THE FLORENCE RESIDENCES19OCR306-101,001$2,022,188$2,020$2,243May 2026Resale
THE FLORENCE RESIDENCES19OCR106-10527$910,000$1,725$1,915May 2026Resale
THE FLORENCE RESIDENCES19OCR211-15646$1,275,000$1,974$2,192May 2026Resale
THE FLORENCE RESIDENCES19OCR311-15936$1,871,255$1,998$2,219May 2026Resale
THE FLORENCE RESIDENCES19OCR206-10635$1,183,800$1,864$2,070Apr 2026Resale
THE FLORENCE RESIDENCES19OCR511-151,679$3,400,000$2,025$2,249Apr 2026Resale
THE FLORENCE RESIDENCES19OCR201-05635$1,130,000$1,779$1,975Apr 2026Resale
THE FLORENCE RESIDENCES19OCR216-20646$1,290,000$1,997$2,217Apr 2026Resale
THE FLORENCE RESIDENCES19OCR311-15926$1,858,000$2,007$2,229Apr 2026Resale
THE FLORENCE RESIDENCES19OCR101-05484$790,000$1,631$1,811Apr 2026Resale
THE FLORENCE RESIDENCES19OCR216-20667$1,270,000$1,903$2,113Apr 2026Resale
THE FLORENCE RESIDENCES19OCR201-05667$1,265,000$1,896$2,105Apr 2026Resale
THE FLORENCE RESIDENCES19OCR301-05936$1,600,000$1,709$1,898Apr 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 RESIDENCES19OCR116-20484$850,000$1,755$1,949Apr 2026Resale
THE FLORENCE RESIDENCES19OCR106-10484$858,000$1,771$1,966Apr 2026Resale

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

Page 1 of 18