89 Hougang Avenue 2 538863, Kovan, North-east Region, Singapore
$3,800 /month
Rare Ground Floor Pool Access Unit | Resort Living | Flexible 1-Year Lease | The Florence Residences Rarely available 2-bedroom, 2-bathroom ground floor unit (667 sqft) at The Florence Residences, offering a unique resort-style living experience with direct walk-out access to the pool right from your patio. Perfect for tenants who enjoy privacy, greenery, and a seamless indoor-outdoor lifestyle, this home feels like a private resort retreat every day. Well-designed and efficient layout with bright living and dining areas, two comfortable bedrooms, and two bathrooms. The ground floor setting provides easy accessibility and an open, relaxing ambience rarely found in condominium apartments. Ideal for singles, couples, small families, or expatriates looking for lifestyle and convenience. Developed with a luxury resort concept, The Florence Residences is known for its impressive 128 facilities across 12 club concepts, including multiple swimming pools, tennis court, gymnasium, clubhouse, jacuzzi, spa pavilions, BBQ areas, function rooms, landscaped gardens, jogging trails, yoga decks, children’s playground, and 24-hour security. Residents also enjoy the convenience of a shuttle bus service with easy access to Kovan MRT Station and Hougang MRT Station, providing smooth connectivity to the city and business districts. Excellent location for families — within 1km to reputable primary schools including Xinmin Primary School, Holy Innocents' Primary School, and Montfort Junior School. The highly regarded International French School (Singapore) is also nearby, making it highly attractive for expatriate families. Surrounded by dining, supermarkets, retail amenities, parks, and transport links, this home offers both lifestyle and daily convenience. Owner is flexible and open to 1-year lease. Serious tenants welcome. A rare ground floor pool-facing unit in one of Hougang’s most sought-after resort developments — enquire now for viewing.
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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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Estimated sale value based on 760 URA transactions · 10 outliers removed (IQR)
Fair Value
S$1.14M
S$1,706 psf
Asking Price
S$3,800
S$6 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
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.