Condo profile · Completed 2023
The Florence Residences: what your unit is worth and what it rents for
Hougang Avenue 2 · District 19 · Outside Central Region
A 1,410-unit, 99-year leasehold condo developed by Logan Property and completed in 2023, a 13-minute walk from Kovan MRT. Over the last 12 months, units here averaged $1,895 psf and leased at a median of $3,300 a month.
Data refreshed 12 Nov 2026 Sales: URA caveats · Rentals: URA rental contracts · Refreshed weekly
How much is my Florence Residences unit worth?
Based on 99 resale transactions in the last 12 months (URA):
- 1-Bedroom · 484 sq ft$772k – $900kavg $1,745 psf · 13 sales
- 1+Study · 527 sq ft$865k – $988kavg $1,747 psf · 9 sales
- 2-Bedroom · 624–797 sq ft$1.13M – $1.49Mavg $1,887 psf · 42 sales
- 3-Bedroom · 915–1,076 sq ft$1.60M – $2.25Mavg $2,004 psf · 25 sales
- 4-Bedroom · 1,270–1,389 sq ft$2.40M – $2.73Mavg $1,976 psf · 5 sales
- 5-Bedroom · 1,668–1,679 sq ft$3.26M – $3.42Mavg $1,989 psf · 5 sales
These are recent sale ranges, not a valuation. Floor, facing and condition move a unit within the range.
Get a valuation for my unitHow much can I rent out my Florence Residences unit?
Based on 293 rental contracts in the last 12 months (URA):
- 1-Bedroom$2,800 – $2,950 a monthmedian $2,900 · 105 leases
- 2-Bedroom$3,300 – $3,500 a monthmedian $3,400 · 162 leases
- 3-Bedroom$4,300 – $4,500 a monthmedian $4,400 · 23 leases
- 4-Bedroom$6,650 – $6,800 a monthmedian $6,700 · 3 leases
Ranges show the middle half of leases. Furnishing, floor and lease timing move the rent you can ask.
Check my asking rent01 · Key facts
The Florence Residences at a glance
| Tenure | 99-year leasehold from 2018 |
|---|---|
| Remaining lease | About 91 years |
| Completed (TOP) | 2023 |
| Total units | 1,410 |
| Developer | Logan Property |
| District / region | D19 · Outside Central Region |
Source: URA, developer records. Lease remaining recalculated on each refresh.
02 · Melvin's view
Who this suits, and the trade-offs
The Florence Residences is one of the larger condos in Hougang, with 1,410 units under a 99-year lease that began in 2018. Most of its layouts are one- to three-bedroom units, and leases are signed here most months, so it draws both owner-occupiers and landlords. Kovan and Hougang MRT stations are each about a 13- to 14-minute walk away. If you own a unit, compare it with recent resales of the same size and floor band; if you are buying, weigh the layout against the price.
Works well for
- Landlords looking at one- and two-bedroom units
- Buyers who want a newer condo in Hougang
Worth weighing
- Kovan and Hougang MRT are each about a 13- to 14-minute walk
- Many compact layouts, so compare size as well as psf
Melvin Tan · ERA Realty Network · CEA R026686A
03 · Facilities
Inside the grounds
Own photos from a site visit, not developer renders
Inside a unit
As handed over at key collection, before any renovation or furnishing
04 · Sale prices
What The Florence Residences units have sold for
Last 12 months · 99 caveats lodged
| Type | Sales | Avg psf | Price range | Size |
|---|---|---|---|---|
| 1-Bedroom | 13 | $1,745 | $772k – $900k | 484 sq ft |
| 1+Study | 9 | $1,747 | $865k – $988k | 527 sq ft |
| 2-Bedroom | 42 | $1,887 | $1.13M – $1.49M | 624–797 sq ft |
| 3-Bedroom | 25 | $2,004 | $1.60M – $2.25M | 915–1,076 sq ft |
| 4-Bedroom | 5 | $1,976 | $2.40M – $2.73M | 1,270–1,389 sq ft |
| 5-Bedroom | 5 | $1,989 | $3.26M – $3.42M | 1,668–1,679 sq ft |
Bedroom type matched by unit size, using the bedroom counts URA records for the same sizes in rental contracts.
Average psf by year
The Florence Residences new sale, sub-sale and resale transactions
2021 covers Nov–Dec only, the start of the URA feed. 2026 covers Jan–Oct.
Price spread, last 12 months
Lowest to highest psf transacted
Floor, facing and unit size explain most of the gap. A unit's own value can sit anywhere in this band.
Where does my stack sit? →Recent transactions
Newest first · URA reports month only · floor shown as a band| Date | Floor | Size | Price | psf | Type |
|---|---|---|---|---|---|
| Oct 2026 | 01-05 | 926 sq ft | $1.78M | $1,923 | Resale |
| Oct 2026 | 11-15 | 484 sq ft | $880k | $1,817 | Resale |
| Oct 2026 | 01-05 | 721 sq ft | $1.32M | $1,830 | Resale |
| Oct 2026 | 01-05 | 484 sq ft | $772k | $1,594 | Resale |
| Oct 2026 | 16-20 | 915 sq ft | $1.80M | $1,967 | Resale |
| Oct 2026 | 11-15 | 635 sq ft | $1.25M | $1,971 | Resale |
| Oct 2026 | 16-20 | 797 sq ft | $1.35M | $1,695 | Resale |
| Oct 2026 | 11-15 | 1,001 sq ft | $2.11M | $2,108 | Resale |
669 transactions recorded since Nov 2021
Source: URA private residential transactions (caveats lodged). Excludes transactions without caveats.
05 · Rent
What The Florence Residences units lease for
Leases in the last 12 months · 293 contracts
| Type | Leases | Median rent | Middle half | Est. gross yield |
|---|---|---|---|---|
| 1-Bedroom | 105 | $2,900 | $2,800 – $2,950 | 4.1% |
| 2-Bedroom | 162 | $3,400 | $3,300 – $3,500 | 3.2% |
| 3-Bedroom | 23 | $4,400 | $4,300 – $4,500 | 2.7% |
| 4-Bedroom | 3 | $6,700 | $6,650 – $6,800 | 3.1% |
How to read the yield
A year of median rent over the average sale price of the same period, before tax, maintenance and vacancy.
Own a unit here? Check your asking rent →Source: URA private residential rental contracts. Bedroom count is taken from the rental contract. No yield is shown where there were fewer than 3 sales.
06 · Lease
Lease remaining
~91 years left of 99
Remaining lease affects how much CPF can be used and the loan tenure available. Check with CPF Board and the bank for your own ages.
07 · Location
Getting around
Walking routes and times from OneMap, measured from 2 Hougang Avenue 2. School bands use straight-line distance from 2 Hougang Avenue 2; your own block may differ, so confirm with MOE before P1 registration. School list: MOE via data.gov.sg.
08 · Nearby
Compared with condos around it
Private condos nearby, last 12 months · URA data, same method
This condo
The Florence Residences
Kovan Regency
Same lease start
Affinity at Serangoon
Jewel @ Buangkok
Source: URA transactions and rental contracts.
What brings you to The Florence Residences?
Tell me where you stand and I will run the numbers for your unit or budget. Data first, no pressure.
09 · FAQ
Questions about The Florence Residences
How much is my Florence Residences unit worth?
Over the last 12 months, 1-Bedroom units sold for $772k to $900k; 1+Study units sold for $865k to $988k; 2-Bedroom units sold for $1.13M to $1.49M; 3-Bedroom units sold for $1.60M to $2.25M; 4-Bedroom units sold for $2.40M to $2.73M; 5-Bedroom units sold for $3.26M to $3.42M, based on 99 URA-recorded resale transactions averaging $1,895 psf. Floor, facing and condition move a unit within these ranges, so ask for a valuation of your own stack.
How much can I rent out my Florence Residences unit?
Most leases in the last 12 months fell in these monthly ranges: 1-Bedroom $2,800 to $2,950; 2-Bedroom $3,300 to $3,500; 3-Bedroom $4,300 to $4,500; 4-Bedroom $6,650 to $6,800. The overall median was $3,300 a month across 293 URA-recorded contracts.
What is the average psf at The Florence Residences?
99 resale transactions in the last 12 months averaged $1,895 psf, ranging from $1,594 to $2,141 psf.
What did the latest unit sell for?
A 926 sq ft unit on floors 01-05 sold for $1.78M ($1,923 psf) in Oct 2026.
How many years are left on the lease?
About 91 years. It is a 99-year lease from 2018, ending in 2117.
What is the nearest train station?
Kovan MRT (NE13), about a 13-minute walk (1055 m). Hougang MRT (NE14) is about a 14-minute walk (1087 m).
Which primary schools are within 1 km?
Holy Innocents' Primary School (917 m), Montfort Junior School (802 m), Xinmin Primary School (583 m), measured straight-line from 2 Hougang Avenue 2. Confirm the distance for your block with MOE.
Who developed The Florence Residences?
Logan Property. It was completed in 2023 with 1,410 units.
About this data
Sale and rental figures contain information from the URA Data Service, processed by Melvin Tan Property. Walking routes from OneMap; school list from MOE via data.gov.sg. URA publishes caveats and rental contracts with a lag, so the latest weeks may be incomplete. Figures are indicative, not a valuation, and do not predict future prices. Photos taken by Melvin Tan on site. Please verify before making any decision.