81 Hougang Avenue 2 538859, Kovan, North-east Region, Singapore
$3,500 /month




















✅Cosy 2 Bed 2 Bath With Pool View. ✅1Km Holy Innocent And Near International French School (IFS) ✅Free Shuttle Bus To Hougang & Kovan Mrt ✅️Key facilities include an 80m Island Lap Pool, a large clubhouse, a gym, and various themed clubs like the Gourmet Club, Wellness Club, and Youth & Fitness Club. Residents can also find amenities such as BBQ pits, a tennis court, a bouldering wall, a theatrette, a library, and multiple swimming pools. KINDLY NOTE: -PICS FOR ILLUSTRATION ONLY- ⭐️⭐️⭐️️Call Melvin 8813.8895 To View Actual Unit. 高楼层两卧两卫单位,享有便捷交通 公寓设施齐全:泳池、健身房、烧烤区、多功能厅、24小时保安。 • 开放厨房,储物充足,配备冰箱、洗衣机、烤箱及冷气。 地铁站 NE14/CR8-后港-Hougang 新民小学 (Xinmin Primary School) 圣婴小学 (Holy Innocents’ Primary School) 蒙福小学 (Montfort Junior School) 醒华小学 (Xinghua Primary School) 杨厝港小学 (Yio Chu Kang Primary School) 后港小学 (Hougang Primary School) 圣母圣婴小学 (CHIJ Our Lady Of The Nativity) 乐赛小学 (Rosyth School) 榜鹅小学 (Punggol Primary School) 美以美小学 (Methodist Girls’ School Primary) 巴耶利巴美以美女小 (Paya Lebar Methodist Girls’ School Primary) 新民中学 (Xinmin Secondary School) 蒙福中学 (Montfort Secondary School) 育婴中学 (Yuying Secondary School) 圣婴中学 (Holy Innocents’ High School) 后港中学 (Hougang Secondary School) 巴耶利巴美以美女中 (Paya Lebar Methodist Girls’ School Secondary) 实龙岗初院 (Serangoon Junior College) 国际学校 新加坡DPS国际学DPS International School) HWA国际学校 (Hillside World Academy) 博偉国际教育学院 (DIMENSIONS International College)
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…
Estimated sale value based on 782 URA transactions · 10 outliers removed (IQR)
Fair Value
S$1.14M
S$1,705 psf
Asking Price
S$3,500
S$6 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
-99.7%
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
+2%
Adjusted Fair Value PSF
S$1,705
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 +4.0% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 2 Floor 11-15 | 527sqft | S$935,000 | ▲S$1,773 +4.0% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 2 Floor 06-10 | 926sqft | S$1,818,000 | ▲S$1,964 +15.2% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 2 Floor 06-10 | 635sqft | S$1,100,000 | ▲S$1,732 +1.6% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 2 Floor 06-10 | 936sqft | S$1,550,000 | ▼S$1,655 -2.9% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 11-15 | 990sqft | S$1,980,000 | ▲S$1,999 +17.2% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 11-15 | 893sqft | S$1,770,000 | ▲S$1,981 +16.2% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 01-05 | 667sqft | S$1,208,000 | ▲S$1,810 +6.2% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 16-20 | 667sqft | S$1,302,888 | ▲S$1,952 +14.5% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 11-15 | 484sqft | S$850,000 | ▲S$1,755 +2.9% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 01-05 | 635sqft | S$1,125,000 | ▲S$1,771 +3.9% vs FV | 99 yrs lease commencing from 2018 |
HOUGANG AVENUE 2
Aug 2025 · Floor 11-15
+4.0% vs FV
HOUGANG AVENUE 2
Aug 2025 · Floor 11-15
+4.0% vs FV
HOUGANG AVENUE 2
Aug 2025 · Floor 06-10
+15.2% vs FV
HOUGANG AVENUE 2
Aug 2025 · Floor 06-10
+1.6% vs FV
HOUGANG AVENUE 2
Aug 2025 · Floor 06-10
-2.9% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 11-15
+17.2% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 11-15
+16.2% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 01-05
+6.2% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 16-20
+14.5% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 11-15
+2.9% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 01-05
+3.9% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 782 URA transactions (10 outliers removed), adjusted for: Tenure decay (5.9% discount); MRT Kovan 765m away (+1%); AI-detected value boosters: freehold (+2% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.