91 Hougang Avenue 2 538864, Kovan, North-east Region, Singapore
$2,450,000
The Florence Residences 3bed for sale 3Bed 3bath penhouse with high ceiling Well renovated Store room 2 balconies Main door facing NW Unblock views Call BRYAN CHNG today @ 9739-9070 PERSONALLY Transacted more than 2000 units since 2006. 19 years of skilled experience in the industry. Get your desired outcome, and a smoother transaction with Bryan Chng today! Proven & CONSISTENT Track Record, Your interest is My No.1 Priority! Humble Awards & Credentials (PropNex) ============================== 7 X Top Private Property Transactor Award (4x CHAMPION Award) 2016 - 2022 Record holder of Selling the MOST No of Pte Properties Yearly in PropNex 7 X Top Exclusive Lister Award (6 X CHAMPION Award) 2016 – 2022 Assured and Trusted by many esteemed clients 2 X CHAMPION Producers Top Couple Award;(2016, 2017) 5 Consecutive Years PropNex MILLION Dollar Round Table (2018 - 2022) 2016 Top #3 Achiever 2015 Top #4 Achiever 2015 PNG TOP #1- 3Qtr 2014 Top 10 Producers 2013 Top 50 Achievers, PNG Industry Credentials: ================ SEAA Top Tier Diamond Achiever Award 2020, 2021 CEHA, ACTA Certified 2012/13 Institute of Estate Agents Singapore (IEA) Salesperson GOLD Award 2012 Singapore Accredited Estate Agencies (SAEA) Best Salesperson Award
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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$2.23M
S$1,758 psf
Asking Price
S$2.45M
S$1,929 psf
vs Market
+9.8%
vs Last Done
+8.8%
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.