Discover comfortable and modern living at The Florence Residences Size: 1012 sqft featuring a master room with ensuite master bath, 2 common bedrooms of regular shaped and 1 common bath with seperate shower area. Call Alvin Chua 9768XXXX to rsvp a viewing today Extension Required. An enclosed kitchen provides pratical and comfort lifestyle. A Common washroom and store area is right beside the kitchen making the daily chores more efficient. Functional layout ideal for families or owner-occupiers seeking space and privacy. Prime Location & Lifestyle Convenience Nestled in a tranquil residential enclave, The Florence Residences offers excellent accessibility to daily amenities. Nearby shopping and dining options include Hougang Mall, Heartland Mall, Ci Yuan Hawker Centre, and a wide range of neighbourhood eateries. Families will appreciate the proximity to reputable schools such as Holy Innocents Primary School, Montfort Junior School and Xinmim Primary School it is also near to Montfront Secondary School, Xinjiang Secondary School, Holy Innocents 's High School etc Connectivity & Transport Enjoy seamless connectivity with Hougang MRT (NEL) just a short bus ride away, along with easy access to major expressways like CTE, KPE and TPE, making commuting to the city and other parts of Singapore convenient. Resort-Style Facilities Residents benefit from full condominium facilities including swimming pools, gym, clubhouse, function rooms, landscaped gardens and children’s play areas—perfect for relaxation and recreation. An excellent opportunity to own a spacious home in a well-connected and established neighbourhood.
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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 782 URA transactions · 10 outliers removed (IQR)
Fair Value
S$1.70M
S$1,684 psf
Asking Price
S$2.10M
S$2,075 psf
vs Market
+23.2%
vs Last Done
+17.0%
Tenure
97 yrs
99-year Leasehold · Balance remaining
Confidence
High
782 comps
Nearest MRT
Kovan
765m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
782 comparable transactions
S$1,759
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
0%
Adjusted Fair Value PSF
S$1,684
Recent Comparable Transactions
10 shown · 782 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | HOUGANG AVENUE 2 Floor 11-15 | 527sqft | S$935,000 | ▲S$1,773 +5.3% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 2 Floor 11-15 | 527sqft | S$935,000 | ▲S$1,773 +5.3% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 2 Floor 06-10 | 926sqft | S$1,818,000 | ▲S$1,964 +16.6% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 2 Floor 06-10 | 635sqft | S$1,100,000 | ▲S$1,732 +2.9% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 2 Floor 06-10 | 936sqft | S$1,550,000 | ▼S$1,655 -1.7% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 11-15 | 990sqft | S$1,980,000 | ▲S$1,999 +18.7% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 11-15 | 893sqft | S$1,770,000 | ▲S$1,981 +17.6% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 01-05 | 667sqft | S$1,208,000 | ▲S$1,810 +7.5% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 16-20 | 667sqft | S$1,302,888 | ▲S$1,952 +15.9% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 11-15 | 484sqft | S$850,000 | ▲S$1,755 +4.2% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 01-05 | 635sqft | S$1,125,000 | ▲S$1,771 +5.2% vs FV | 99 yrs lease commencing from 2018 |
HOUGANG AVENUE 2
Aug 2025 · Floor 11-15
+5.3% vs FV
HOUGANG AVENUE 2
Aug 2025 · Floor 11-15
+5.3% vs FV
HOUGANG AVENUE 2
Aug 2025 · Floor 06-10
+16.6% vs FV
HOUGANG AVENUE 2
Aug 2025 · Floor 06-10
+2.9% vs FV
HOUGANG AVENUE 2
Aug 2025 · Floor 06-10
-1.7% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 11-15
+18.7% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 11-15
+17.6% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 01-05
+7.5% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 16-20
+15.9% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 11-15
+4.2% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 01-05
+5.2% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.