
Florence Residences * 646 sqft, 2 bedroom with 2 bathrooms * Suitable for Couple & small family * High floor with unblocked city view * Bright, windy, great ventilation * Well maintained & cosy unit * TOP in Sep 2023, relatively new condo with nice facilities * Dumb-bell layout with each bedroom has its own bathroom * Squarish efficient layout, good for furniture placement * Open concept kitchen with sufficient storage * Dedicated living hall for family activities * Both rooms potentially can put double bed * Enjoy wide variety of condo facilities eg big swimming pool, jacuzzi, gym room, BBQ pits etc . * Shuttle bus to Hougang MRT, Kovan MRT & Hougang Bus Interchange * Nearest MRT: Kovan station and Hougang station * Upcoming Cross Island Line at Hougang Interchange will bring convenience * Nearby amenities: supermarkets, hawker centers, shopping malls (Heartland Mall, Hougang Mall) etc * Within 1km to Holy Innocents Primary, Xinmin Primary, Montfort Junior Schools * Tenanted unit, can be given notice to terminate * Ideal for own stay or for investment purpose * Friendly owners willing to discuss * Staged photos for illustration & reference purpose -- * quarterly maintenance: $837.19
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Total Transactions
338
Average Price
S1.3M
Total Value
S444.8M
Calculating fair value from URA transaction data…


License: L3008899K
Automated Valuation based on 2028 URA transactions · 63 outliers removed (IQR)
Fair Value
S$1.08M
S$1,679 psf
Asking Price
S$1.30M
S$2,012 psf
vs Market
+19.8%
Confidence
High
2028 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2028 comparable transactions
S$1,599
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+5%
Adjusted Fair Value PSF
S$1,679
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF |
|---|---|---|---|---|
| 2025-08 | ROBEY CRESCENT | 517 | S$795,000 | S$1,539 |
| 2025-08 | LORONG 1 REALTY PARK | 1,874 | S$4,150,000 | S$2,214 |
| 2025-08 | PARK VILLAS GREEN | 3,142 | S$3,600,000 | S$1,146 |
| 2025-08 | LORONG 1 REALTY PARK | 4,510 | S$3,700,000 | S$820 |
| 2025-08 | LORONG 1 REALTY PARK | 4,510 | S$4,018,000 | S$891 |
Showing 5 most recent transactions from 2028 total comparables used in valuation.
HELIOS AI-Detected Boosters
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.