87 Hougang Avenue 2 538862, Kovan, North-east Region, Singapore
$2,088,888
C.H.E.A.P ! C.H.E.A.P ! C.H.E.A.P ! THIS MOVE IN CONDITION UNIT WILL BE SOLD SOON! Rare 3-Bedroom with Beautiful Unblocked Pool View in Florence Residences - Exclusive Listing - BEST 3 Bedrm Stack in Florence! - RARE Unblock + Pool View! - Last Unit Sold in This Stack Was 2023! SUPER RARE! - Fully Renovated! - Move in Condition! - North Facing! - Corner Unit! - Bright & Airy! - Great Airflow & Ventilation - Huge Potential Appreciation - Upcoming Transformation of Defu - Upcoming Cross Island Line! Nearest Schools (Within 2km) - Xinmin Primary School (693m) - Montfort Junior School (776m) - Holy Innocents’ Primary School (784m) - Xinghua Primary School (1.1km) - Yio Chu Kang Primary School (1.2km) - Hougang Primary School (1.33km) - CHIJ Our Lady of The Nativity (1.35km) - Punggol Primary School (1.44km) - Rosyth School (1.5km) - Palm View Primary School (1.9km) Nearest MRT (Within 2km) * Upcoming Cross Island (CR) Line - Hougang (CR8* / NE14 - 744m) - Kovan (NE13 - 814m) - Serangoon North (CR9* - 1.09km) - Defu (CR7* - 1.47km) - Buangkok (NE15 - 1.87km) Supermarkets (Within 2km) - Cold Storage (683m) - NTUC FairPrice (727m) - The Foodcellar (779m) - Cold Storage (886m) - NTUC FairPrice (938m) Cobrokes Welcome! Unit Will Be Sold Soon! Do Not Miss Out!
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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$1.74M
S$1,756 psf
Asking Price
S$2.09M
S$2,110 psf
vs Market
+20.1%
vs Last Done
+19.0%
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
+5%
Adjusted Fair Value PSF
S$1,756
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 +1.0% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 2 Floor 11-15 | 527sqft | S$935,000 | ▲S$1,773 +1.0% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 2 Floor 06-10 | 926sqft | S$1,818,000 | ▲S$1,964 +11.8% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 2 Floor 06-10 | 635sqft | S$1,100,000 | ▼S$1,732 -1.4% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 2 Floor 06-10 | 936sqft | S$1,550,000 | ▼S$1,655 -5.8% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 11-15 | 990sqft | S$1,980,000 | ▲S$1,999 +13.8% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 11-15 | 893sqft | S$1,770,000 | ▲S$1,981 +12.8% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 01-05 | 667sqft | S$1,208,000 | ▲S$1,810 +3.1% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 16-20 | 667sqft | S$1,302,888 | ▲S$1,952 +11.2% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 11-15 | 484sqft | S$850,000 | ▼S$1,755 -0.1% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 01-05 | 635sqft | S$1,125,000 | ▲S$1,771 +0.9% vs FV | 99 yrs lease commencing from 2018 |
HOUGANG AVENUE 2
Aug 2025 · Floor 11-15
+1.0% vs FV
HOUGANG AVENUE 2
Aug 2025 · Floor 11-15
+1.0% vs FV
HOUGANG AVENUE 2
Aug 2025 · Floor 06-10
+11.8% vs FV
HOUGANG AVENUE 2
Aug 2025 · Floor 06-10
-1.4% vs FV
HOUGANG AVENUE 2
Aug 2025 · Floor 06-10
-5.8% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 11-15
+13.8% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 11-15
+12.8% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 01-05
+3.1% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 16-20
+11.2% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 11-15
-0.1% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 01-05
+0.9% 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.