99 Hougang Avenue 2 533752, Kovan, North-east Region, Singapore
$2,350,000























Discover the perfect blend of resort-style living and urban convenience at The Florence Residences, a 99-year leasehold condominium along Hougang Avenue 2, District 19. Designed as a tranquil escape within the city, this iconic development features lush landscaped gardens, serene water features, island pavilions, and exclusive recreational clubs, offering residents a true nature-themed lifestyle. Great convenience with nearby groceries, supermarts, and amenities options such as Hougang Avenue (683 m) Fairprice Hougang Avenue 4 (727 m ) and Heartland Mall (879 m) Education options are accessible to Xinmin Primary School (693 m), Montfort Junior School 776 m) and Holy Innocents’ Primary School (784 m) nearby! For Sale! 3 bed 3 bath 1281 sf High Ceiling Balcony Nearby MRT: 744 m to Hougang 814 m to Kovan Nearby Primary Schools: 693 m to Xinmin Primary School 776 m to Montfort Junior School 784 m to Holy Innocents’ Primary School Nearby Secondary Schools: 743 m to Xinmin Secondary School 778 m to Montfort Secondary School Nearby Groceries & Supermarts: 683 m Cold Storage Hougang Avenue 8 727 m to Fairprice Hougang Avenue 4 779 m to The Foodcellar 886 m to Cold Storage Hougang Street 21 905 m to Chop Ah Tat Mini Supermarket 917 m to Chin Guan Hin Minimart 936 m to Ang Mo 938 m to Fairprice Hougang Avenue #10 Nearby Malls: 879 m to Heartland Mall 940 m to Hougang Mall 984 m to The Midtown Facilities: 80m Lap Pool Gym with Pool View Steam Room Garden Pavillion Karaoke Jamming Studio Library Clubhouse Please contact Linda @ 8782XXXX now for more information!
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Total Transactions
338
Average Price
S1.3M
Total Value
S444.8M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 760 URA transactions · 10 outliers removed (IQR)
Fair Value
S$2.19M
S$1,706 psf
Asking Price
S$2.35M
S$1,834 psf
vs Market
+7.5%
vs Last Done
+3.4%
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
+2%
Adjusted Fair Value PSF
S$1,706
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 +3.9% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 2 Floor 11-15 | 527sqft | S$935,000 | ▲S$1,773 +3.9% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 2 Floor 06-10 | 926sqft | S$1,818,000 | ▲S$1,964 +15.1% 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 -3.0% 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 +16.1% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 01-05 | 667sqft | S$1,208,000 | ▲S$1,810 +6.1% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 16-20 | 667sqft | S$1,302,888 | ▲S$1,952 +14.4% 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 +3.8% vs FV | 99 yrs lease commencing from 2018 |
HOUGANG AVENUE 2
Aug 2025 · Floor 11-15
+3.9% vs FV
HOUGANG AVENUE 2
Aug 2025 · Floor 11-15
+3.9% vs FV
HOUGANG AVENUE 2
Aug 2025 · Floor 06-10
+15.1% vs FV
HOUGANG AVENUE 2
Aug 2025 · Floor 06-10
+1.5% vs FV
HOUGANG AVENUE 2
Aug 2025 · Floor 06-10
-3.0% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 11-15
+17.2% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 11-15
+16.1% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 01-05
+6.1% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 16-20
+14.4% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 11-15
+2.9% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 01-05
+3.8% 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.