The Florence Residences
Hougang Avenue 2 · D19 · Outside central region · Apartment
The median sale at The Florence Residences was $1,270,000 — $1,775 psf — across 672 transactions between Oct 2021 and Oct 2026. 99-year lease from 2018.
What it costs per month of lease
A lease is a wasting asset. Spread the median price across the months of lease that are left and the figure is comparable between a dear flat with a long lease and a cheap one with a short one — which is the comparison a price alone cannot make.
This is the purchase price divided by the lease, and nothing else. It excludes stamp duty, the interest on a mortgage, maintenance and property tax. The calculator adds those.
New sales, sub-sales and resales
A new sale is bought from the developer at a list price; a resale is negotiated. The gap between them is the clearest read on how much of a launch price is the launch.
| Kind of sale | Median price | Per sq ft | Sales |
|---|---|---|---|
| New sale | $1,488,000 | $1,718 psf | 217 |
| Sub-sale | $1,230,000 | $1,774 psf | 317 |
| Resale | $1,278,000 | $1,873 psf | 138 |
Year by year
The median moved up 13 per cent a square foot between 2021 and 2026. The sale count beside each year is how much evidence that year rests on.
- 202145 sales$1687
- 2022191 sales$1734
- 2023105 sales$1779
- 2024160 sales$1773
- 202580 sales$1796
- 202691 sales$1904
Show the figures
| Year | Median price | Per sq ft | Sales |
|---|---|---|---|
| 2021 | $1,488,000 | $1,687 psf | 45 |
| 2022 | $1,500,000 | $1,734 psf | 191 |
| 2023 | $1,268,888 | $1,779 psf | 105 |
| 2024 | $1,211,000 | $1,773 psf | 160 |
| 2025 | $1,230,000 | $1,796 psf | 80 |
| 2026 | $1,280,000 | $1,904 psf | 91 |
What it rents for
URA’s median of rental contracts lodged at The Florence Residences in 2026Q3, per square foot per month.
Gross, and the word is doing work. It is before property tax, maintenance and sinking fund, agent commission on each new tenancy, the months between tenants, income tax on the rent, and the mortgage. A net figure would need assumptions about a particular buyer that this site does not get to make.
Other developments in D19
- Rivercove Residences · $1,631 psf
- Riverfront Residences · $1,641 psf
- Chuan Park · $2,598 psf
- Affinity At Serangoon · $1,760 psf
- Kingsford Waterbay · $1,415 psf
- A Treasure Trove · $1,495 psf
- Botanique At Bartley · $1,858 psf
- Watertown · $1,608 psf
Transactions from the Urban Redevelopment Authority, covering Oct 2021 to Oct 2026. URA publishes a rolling five-year window; months before it are held in this site’s own archive. A caveat is lodged after a sale is agreed, so the most recent weeks are always incomplete.