81 Hougang Avenue 2 538859, Kovan, North-east Region, Singapore
$1,000,000
Looking for a High Floor 1+Study to call home? Look no further! - 527 sqft of living space - 1+Study Layout - No Odd Shape - Tastefully Renovated - 100% Move in Condition - High Floor Tastefully Renovated - Bright & Breezy - Close to Many Amenities - Convenient Locality - Ample Transport Nodes Hougang MRT Station (NE14) - 0.74km Kovan MRT Station (NE13) - 0.81km. Shuttle bus service to Kovan and Hougang MRT stations for added convenience Schools: - Xinmin Primary School - 0.66km - Holy Innocents' Primary School - 0.76km - Montfort Junior School - 0.85km - Xinmin Secondary School - 0.74km - Montfort Secondary School - 0.78km - Bowen Secondary School - 1.10km Nearby Amenities: - Heartland Mall - Hougang Mall - Kovan Hougang Market and Food Centre Other nearby amenities include Hougang CC, Punggol CC, and a range of child care centers. Plus, enjoy easy access to healthcare facilities with National Healthcare Group Polyclinics (Hougang) and Community Eye Clinic @ Hougang Polyclinic nearby. Contact Eugen at 8323XXXX for a viewing today!
D19 - Hougang
Kovan MRT
30 March 2024
Large (1410 units)
1410 units
10 Blocks, 18 Floors
Florence Development Pte. Ltd. (Logan Property (Singapore) Company Pte. Limited)
The Florence Residences has a total of 1410 units, from 1 Bed - 1 Bath to 5 Bed - 4 Bath units. There are 116 types of floor plans from 474 sqft to 1,916 sqft.
The Florence Residences has 10 blocks and up to 18 storeys.
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Total Transactions
338
Average Price
S1.3M
Total Value
S444.8M
Calculating fair value from URA transaction data…


License: L3008899K
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Automated Valuation based on 760 URA transactions · 10 outliers removed (IQR)
Fair Value
S$916,692
S$1,739 psf
Asking Price
S$1.00M
S$1,898 psf
vs Market
+9.1%
vs Last Done
+7.1%
Tenure
97 yrs
99-year Leasehold · Balance remaining
Confidence
High
760 comps
Nearest MRT
Kovan
765m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
760 comparable transactions
S$1,761
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
+4%
Adjusted Fair Value PSF
S$1,739
Recent Comparable Transactions
10 shown · 760 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | HOUGANG AVENUE 2 Floor 11-15 | 527sqft | S$935,000 | ▲S$1,773 +2.0% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 2 Floor 11-15 | 527sqft | S$935,000 | ▲S$1,773 +2.0% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 2 Floor 06-10 | 926sqft | S$1,818,000 | ▲S$1,964 +12.9% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 2 Floor 06-10 | 635sqft | S$1,100,000 | ▼S$1,732 -0.4% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 2 Floor 06-10 | 936sqft | S$1,550,000 | ▼S$1,655 -4.8% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 11-15 | 990sqft | S$1,980,000 | ▲S$1,999 +15.0% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 11-15 | 893sqft | S$1,770,000 | ▲S$1,981 +13.9% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 01-05 | 667sqft | S$1,208,000 | ▲S$1,810 +4.1% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 16-20 | 667sqft | S$1,302,888 | ▲S$1,952 +12.2% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 11-15 | 484sqft | S$850,000 | ▲S$1,755 +0.9% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 01-05 | 635sqft | S$1,125,000 | ▲S$1,771 +1.8% vs FV | 99 yrs lease commencing from 2018 |
HOUGANG AVENUE 2
Aug 2025 · Floor 11-15
+2.0% vs FV
HOUGANG AVENUE 2
Aug 2025 · Floor 11-15
+2.0% vs FV
HOUGANG AVENUE 2
Aug 2025 · Floor 06-10
+12.9% vs FV
HOUGANG AVENUE 2
Aug 2025 · Floor 06-10
-0.4% vs FV
HOUGANG AVENUE 2
Aug 2025 · Floor 06-10
-4.8% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 11-15
+15.0% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 11-15
+13.9% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 01-05
+4.1% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 16-20
+12.2% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 11-15
+0.9% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 01-05
+1.8% 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.