85 Hougang Avenue 2 538861, Kovan, North-east Region, Singapore
$1,380,000
























**A Bright and Inviting Home with Poolside Views** Discover a delightful residence at The Florence Residences, where modern living meets serene surroundings. This almost brand-new, tastefully renovated apartment offers a move-in ready experience with a bright and windy ambiance. Enjoy picturesque pool views right from your window, making every day feel like a vacation. **Property Details:** - Property for Sale - Address: The Florence Residences - Property Type: Non-Landed - Price: S$1,380,000 - Bedrooms: 2 - Tastefully Renovated - Almost Brand New - Move-in Condition - Bright and Windy - Pool View **Nearby Schools:** - Xinmin Primary School (0.67 KM) - Holy Innocents' Primary School (0.79 KM) - Montfort Junior School (Primary) (0.85 KM) - Xinmin Secondary School (0.77 KM) - Montfort Secondary School (0.82 KM) - DIMENSIONS International College (0.66 KM) **MRT/LRT Accessibility:** - CR8 Hougang (U/C) (0.76 KM) - NE13 Kovan (0.77 KM) - NE14 Hougang (0.78 KM) This residence is strategically located near several reputable schools, making it an ideal choice for families. The convenience of being close to multiple MRT stations further enhances its appeal, offering easy access to the rest of Singapore. This is a rare opportunity to own a home that combines comfort, convenience, and a touch of elegance. Don't miss out on this exceptional property that promises a lifestyle of ease and enjoyment. For more details or to schedule a viewing, reach out to Jackie Lim at 9062XXXX today. Whether you are a first-time homebuyer or looking to invest, this property is a must-see. Act now and make this dream home yours!
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Total Transactions
338
Average Price
S1.3M
Total Value
S444.8M
Calculating fair value from URA transaction data…
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Automated Valuation based on 733 URA transactions · 9 outliers removed (IQR)
Fair Value
S$1.17M
S$1,758 psf
Asking Price
S$1.38M
S$2,069 psf
vs Market
+17.7%
vs Last Done
+16.7%
Tenure
97 yrs
99-year Leasehold · Balance remaining
Confidence
High
733 comps
Nearest MRT
Kovan
765m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
733 comparable transactions
S$1,762
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.941
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+5%
Adjusted Fair Value PSF
S$1,758
Recent Comparable Transactions
10 shown · 733 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | HOUGANG AVENUE 2 Floor 11-15 | 527sqft | S$935,000 | ▲S$1,773 +0.9% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 2 Floor 11-15 | 527sqft | S$935,000 | ▲S$1,773 +0.9% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 2 Floor 06-10 | 926sqft | S$1,818,000 | ▲S$1,964 +11.7% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 2 Floor 06-10 | 635sqft | S$1,100,000 | ▼S$1,732 -1.5% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 2 Floor 06-10 | 936sqft | S$1,550,000 | ▼S$1,655 -5.9% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 11-15 | 990sqft | S$1,980,000 | ▲S$1,999 +13.7% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 11-15 | 893sqft | S$1,770,000 | ▲S$1,981 +12.7% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 01-05 | 667sqft | S$1,208,000 | ▲S$1,810 +3.0% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 16-20 | 667sqft | S$1,302,888 | ▲S$1,952 +11.0% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 11-15 | 484sqft | S$850,000 | ▼S$1,755 -0.2% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 01-05 | 635sqft | S$1,125,000 | ▲S$1,771 +0.7% vs FV | 99 yrs lease commencing from 2018 |
HOUGANG AVENUE 2
Aug 2025 · Floor 11-15
+0.9% vs FV
HOUGANG AVENUE 2
Aug 2025 · Floor 11-15
+0.9% vs FV
HOUGANG AVENUE 2
Aug 2025 · Floor 06-10
+11.7% vs FV
HOUGANG AVENUE 2
Aug 2025 · Floor 06-10
-1.5% vs FV
HOUGANG AVENUE 2
Aug 2025 · Floor 06-10
-5.9% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 11-15
+13.7% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 11-15
+12.7% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 01-05
+3.0% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 16-20
+11.0% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 11-15
-0.2% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 01-05
+0.7% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.