=== NEW LISTING === At District 19 - Florence Residence Conveniently Located with near Hougang / Kovan MRT, just 3-4 bus stops away === FEATURES === • 2 sizeable bedrooms • 2 bathrooms (1 attached, 1 common) • Size: 667 sqft • Efficient Layout • No west sun === PROJECT DETAILS === • Completed in 2023 • 1410 total units • 99 year Leasehold • Comprehensive Facilities including: 80M lap pool | Tennis Court | Multipurpose Court | Gymnasium | Fitness Corner | Barbecue Area | Function room | Spice Garden | Yoga Deck === CONNECTIVITY === Hougang MRT Station (NEL) | 3 bus stops Kovan MRT Station (NEL) | 4 bus stops === NEARBY AMENITIES === Heartland Mall | 880M (5 mins drive) Hougang Mall | 990M (4 mins drive) The Midtown | 1.05KM (3 mins drive) Kovan Hougang Market & Food Centre | 920M (5 mins drive) CI Yuan Hawker Centre | 970M (5 mins drive) === NEARBY PRIMARY SCHOOLS === [Within 1km] Xinmin Primary Holy Innocents' Primary Montfort Junior School Xinghua Primary === NEARBY PRIMARY SCHOOLS === Xinmin Secondary Montfort Secondary Bowen Secondary Yuying Secondary
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Total Transactions
338
Average Price
S1.3M
Total Value
S444.8M
Calculating fair value from URA transaction data…


License: L3002382K
Automated Valuation based on 2028 URA transactions · 63 outliers removed (IQR)
Fair Value
S$1.07M
S$1,599 psf
Asking Price
S$1.30M
S$1,949 psf
vs Market
+21.9%
Confidence
High
2028 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2028 comparable transactions
S$1,599
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,599
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF |
|---|---|---|---|---|
| 2025-08 | ROBEY CRESCENT | 517 | S$795,000 | S$1,539 |
| 2025-08 | LORONG 1 REALTY PARK | 1,874 | S$4,150,000 | S$2,214 |
| 2025-08 | PARK VILLAS GREEN | 3,142 | S$3,600,000 | S$1,146 |
| 2025-08 | LORONG 1 REALTY PARK | 4,510 | S$3,700,000 | S$820 |
| 2025-08 | LORONG 1 REALTY PARK | 4,510 | S$4,018,000 | S$891 |
Showing 5 most recent transactions from 2028 total comparables used in valuation.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.