70 Hougang Avenue 7 538804, Kangkar, North-east Region, Singapore
$2,500,000
Rare Duplex Penthouse at The Florida | Landed Living In The Sky | 1,991 SQFT This very rare duplex penthouse comes with a generous 38.0 sqm living and dining area, a large 39.4 sqm roof terrace as well as a enclosed kitchen, yard, utility and store area. This duplex penthouse is effectively a 4 bed + study based on the current configuration. The home has an additional room created at the lower terrace level and an added study at the upper void area, giving buyers more flexibility for family use and work-from-home needs, offering strong flexibility for families who value space, separation, and a large outdoor terrace. Unit Details: • Block 70 Top Floor • 1,991 SQFT / 185 SQM • Duplex Penthouse • Effectively 4 Bed + Study • Spacious Living & Dining Area (38.0 sqm) • Large Roof Terrace (39.4 sqm) • Enclosed Kitchen • Yard / Utility / Store Areas • MCST $381.50 / Month • Living Room Facing: North • Main Door Facing: West Project Details: • The Florida • Executive Condominium • District 19 • TOP 2000 • 496 units • Developer: City Development Ltd (CDL) Transportation: • Hougang MRT (CR8 / NE14) - 911m • Defu MRT (CR7) – 1.23km • Buangkok MRT (NE15) – 1.34km • Rio Vista Bus Stop – 94m • Opp Rio Vista Bus Stop – 100m Primary Schools Within 1KM: • CHIJ Our Lady of the Nativity – 309m • Punggol Primary School – 828m • Holy Innocents’ Primary School – 981m Nearby Secondary / Tertiary Schools: • Serangoon Secondary School - 257m • Holy Innocents’ High School - 476m • North Vista Secondary School - 893m • Anderson Serangoon Junior College – 1.74km Nearby Amenities: • FairPrice (476 Upp Serangoon View) – 602m • The Midtown – 637m • Hougang Mall – 742m • Rivervale Plaza – 1.36km • Sengkang Grand Mall – 1.38km
D19 - Hougang
Hougang MRT
18 February 2000
Medium (496 units)
496 units
5 Blocks, 16 Floors
City Developments Ltd
The Florida has a total of 496 units, from 3 Bed - 3 Bath to 3 Bed - 4 Bath units. There are 37 types of floor plans from 1,216 sqft to 2,034 sqft.
The Florida has 5 blocks and up to 16 storeys.
The Florida is a 99 years leasehold Executive Condo development located in Hougang, District 19. Completed in 2000, it has a total of 5 blocks within the development and comprises a total of 496 units. It is within walking distance to MRT stations such as Hougang MRT and Kangkar LRT, which provide residents easy access to other areas of Singapore. For young couples or families with children, The Florida is also close to schools like Hearts @ Work, Little Shepherds’ Schoolhouse and CHIJ Our Lady of the Nativity. If you're wondering about what you can do around the area, residents can head to nearby supermarkets like Scarlett Supermarket 思家客 - Hougang Mall and Lim's Provisions for groceries and household products. Never worry about your health emergencies or regular health checkups with access to nearby clinics such as Oxford Dental Clinic. Singpost Mailbox is the nearest post office where you can get your postal services done. For your leisure and entertainment, head down to the local park - Allotment Gardens @ Punggol Park, to enjoy some fresh air.
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Total Transactions
107
Average Price
S1.2M
Total Value
S132.7M
Calculating fair value from URA transaction data…
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Automated Valuation based on 96 URA transactions
Fair Value
S$2.05M
S$1,028 psf
Asking Price
S$2.50M
S$1,256 psf
vs Market
+22.2%
vs Last Done
+16.1%
Tenure
73 yrs
99-year Leasehold · Balance remaining
Confidence
High
96 comps
Nearest MRT
Hougang
957m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
96 comparable transactions
S$1,001
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.401
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$1,028
Recent Comparable Transactions
10 shown · 96 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | HOUGANG AVENUE 7 Floor 01-05 | 1,507sqft | S$1,630,000 | ▲S$1,082 +5.3% vs FV | 99 yrs lease commencing from 1997 |
Aug 2025 | HOUGANG AVENUE 7 Floor 01-05 | 1,507sqft | S$1,630,000 | ▲S$1,082 +5.3% vs FV | 99 yrs lease commencing from 1997 |
Jul 2025 | HOUGANG AVENUE 7 Floor 06-10 | 1,227sqft | S$1,353,000 | ▲S$1,103 +7.3% vs FV | 99 yrs lease commencing from 1997 |
Jun 2025 | HOUGANG AVENUE 7 Floor 06-10 | 1,389sqft | S$1,520,000 | ▲S$1,095 +6.5% vs FV | 99 yrs lease commencing from 1997 |
May 2025 | HOUGANG AVENUE 7 Floor 06-10 | 1,313sqft | S$1,380,000 | ▲S$1,051 +2.2% vs FV | 99 yrs lease commencing from 1997 |
May 2025 | HOUGANG AVENUE 7 Floor 01-05 | 1,798sqft | S$1,820,000 | ▼S$1,012 -1.6% vs FV | 99 yrs lease commencing from 1997 |
May 2025 | HOUGANG AVENUE 7 Floor 01-05 | 1,292sqft | S$1,360,000 | ▲S$1,053 +2.4% vs FV | 99 yrs lease commencing from 1997 |
Apr 2025 | HOUGANG AVENUE 7 Floor 01-05 | 1,378sqft | S$1,375,000 | ▼S$998 -2.9% vs FV | 99 yrs lease commencing from 1997 |
Apr 2025 | HOUGANG AVENUE 7 Floor 01-05 | 1,292sqft | S$1,310,000 | ▼S$1,014 -1.4% vs FV | 99 yrs lease commencing from 1997 |
Apr 2025 | HOUGANG AVENUE 7 Floor 06-10 | 1,302sqft | S$1,380,000 | ▲S$1,060 +3.1% vs FV | 99 yrs lease commencing from 1997 |
Apr 2025 | HOUGANG AVENUE 7 Floor 11-15 | 1,292sqft | S$1,400,000 | ▲S$1,084 +5.4% vs FV | 99 yrs lease commencing from 1997 |
HOUGANG AVENUE 7
Aug 2025 · Floor 01-05
+5.3% vs FV
HOUGANG AVENUE 7
Aug 2025 · Floor 01-05
+5.3% vs FV
HOUGANG AVENUE 7
Jul 2025 · Floor 06-10
+7.3% vs FV
HOUGANG AVENUE 7
Jun 2025 · Floor 06-10
+6.5% vs FV
HOUGANG AVENUE 7
May 2025 · Floor 06-10
+2.2% vs FV
HOUGANG AVENUE 7
May 2025 · Floor 01-05
-1.6% vs FV
HOUGANG AVENUE 7
May 2025 · Floor 01-05
+2.4% vs FV
HOUGANG AVENUE 7
Apr 2025 · Floor 01-05
-2.9% vs FV
HOUGANG AVENUE 7
Apr 2025 · Floor 01-05
-1.4% vs FV
HOUGANG AVENUE 7
Apr 2025 · Floor 06-10
+3.1% vs FV
HOUGANG AVENUE 7
Apr 2025 · Floor 11-15
+5.4% 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.