Property

The Florence Residences

Apartment · Hougang Avenue 2 · District 19 · Outside Central Region

Is this property right for you?

Key facts

What the public record says. Where the record is silent, this says so.

Where
Hougang Avenue 2, District 19
Region
Outside Central Region
Kind of home
Apartment
Tenure
99-year leasehold from 2018About 91 years left
Launched
Aug 2021the record holds its launch sales
Height
At least 20 storeysthe highest floor band sold
Homes recorded
474 to 1,916 sq ft688 sales, 255 of them at launch
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Straight-line distance between the projects’ recorded locations. Choose a name to see its record; “Compare” draws it on the chart, up to 4 at a time. A project with too few sales in any quarter has no line to draw.

Source: URA, recorded sales to Sep 2026.

What it has sold for

688 recorded sales, Aug 2021 to Sep 2026, beside apartments and condominiums in district 19.

Bedrooms

The sale record carries no bedroom count. These come from URA rental contracts for homes of each size: 535 of the 688 sales from this project's own contracts, 153 from contracts for that size in the district.

The Florence Residencesapartments and condominiums in district 19cooling measure
Median price per square foot by quarter: The Florence Residences and apartments and condominiums in district 1901,0002,0003,000202120222023202420252026absdtdsrotherabsdgfaltvssdotherThe Florence Residences$1,918.00 psfDistrict 19$1,730.56 psf
Median recorded price per square foot each quarter. A quarter with fewer than three sales is not drawn. These are recorded prices, not an estimate of what any home is worth.
The cooling measures on the chart
Dec 2021 absd · major
ABSD raised: citizens 17% on a second property and 25% on a third or subsequent; PRs 25% / 30%; foreigners 30%; entities 35%. TDSR threshold tightened from 60% to 55%. LTV for HDB-granted loans lowered from 90% to 85%.
Sep 2022 tdsr · major
Medium-term interest rate floor for TDSR and MSR raised by 0.5 percentage points to 4% for private-property loans, and a 3% floor introduced for HDB-granted loans. LTV for HDB-granted loans lowered from 85% to 80%. Private-property owners and ex-owners must wait 15 months after disposal before buying a non-subsidised resale HDB flat (seniors aged 55+ moving to a four-room or smaller flat exempt).
Feb 2023 other
Budget 2023 raised the top Buyer's Stamp Duty bands for residential property: 5% on the portion of value above $1.5 million and 6% above $3 million, where 4% applied before. Buyer's Stamp Duty is not an instrument in the measure_type enum, hence "other". Mirrors regime-2023-02-15.yaml so the calendar and the dated regulatory figures agree on this break; a price-based change, so no segment or profile is singled out.
Apr 2023 absd · major
ABSD raised: citizens 20% on a second property and 30% on a third or subsequent; PRs 30% / 35%; foreigners 60%; entities and trusts 65%. Falls almost entirely on investors and foreign buyers, so CCR is the segment most affected.
Jun 2023 gfa
URA gross floor area harmonisation: for developments with plans submitted from this date, strata area excludes air-con ledges, voids and other non-GFA spaces, so listed areas shrink and PSF rises for the same physical unit. A measurement-regime change, not a demand measure (§3.6): it does not move returns, so it is minor here, but every PSF comparison crossing it needs the harmonisation caveat.
Aug 2024 ltv
LTV for HDB-granted loans lowered from 80% to 75%. Enhanced CPF Housing Grant raised for lower-income first-timer families and singles.
Jul 2025 ssd
SSD holding period extended from three years to four and each rate raised by four percentage points (16%, 12%, 8%, 4%). Aimed at sub-sale flipping; no change to ABSD, LTV or TDSR.
Jul 2026 other · major
15-month wait-out period removed for private residential property owners and ex-owners buying a non-subsidised HDB resale flat without an HDB housing loan. The change took effect immediately.

Source: URA, recorded sales to Sep 2026.

Recent recorded sales

Most recent first. This is the record, not a view on any home.

688 recorded sales · * Bedroom count estimated from similar homes in the district.

  • $1,272,000.002 bed · 667.4 sq ft · floor 11–15 · Sep 2026
    $1,906.01 psf
  • $900,000.001 bed · 527.4 sq ft · floor 1–5 · Aug 2026
    $1,706.38 psf
  • $1,175,000.002 bed · 635.1 sq ft · floor 6–10 · Aug 2026
    $1,850.19 psf
  • $2,250,000.003 * bed · 1,076.4 sq ft · floor 11–15 · Aug 2026
    $2,090.32 psf
  • $2,120,000.003 bed · 990.3 sq ft · floor 11–15 · Aug 2026
    $2,140.81 psf
  • $1,490,000.002 bed · 721.2 sq ft · floor 11–15 · Aug 2026
    $2,066.05 psf
  • $1,438,888.002 bed · 721.2 sq ft · floor 11–15 · Aug 2026
    $1,995.18 psf
  • $1,140,000.002 bed · 635.1 sq ft · floor 1–5 · Aug 2026
    $1,795.08 psf
  • $1,228,000.002 bed · 667.4 sq ft · floor 1–5 · Jul 2026
    $1,840.08 psf
  • $868,001.001 bed · 527.4 sq ft · floor 1–5 · Jul 2026
    $1,645.71 psf

Source: URA, recorded sales to Sep 2026.

How it fits different needs

These scores show how well each home type in this project fits four types of buyer, based on public records. They do not tell you whether the price is right for you or what you can afford.

1-bedroom homes108 recorded sales

Investor

Good fit · High confidence
74/100

Why it scores well

RentalGross yield 4.0%, against 4.1% for similar homes+5.0
Resale20 resales a year, more than 97% of similar homes+4.8
Location12 min walk to Kovan MRT Station (NE13)+3.2
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 23.7 = 74
  • Rentalscore 75/100 · weight 20% · +5.0 pts
    Yield
    gross yield 4.0% against a peer median of 4.1%
    66
    Demand
    100 contracts over 4 quarters to 2026-06-30, 27 in the latest
    89
    Net yield
    Not measured

    ura_rental, 2026-09-18 · transactions, 2026-10-03

  • Resalescore 84/100 · weight 14% · +4.8 pts
    Frequency
    20.0 resales a year over 12 months (p98 nationally)
    98
    Buyer pool
    Not measured
    Quantum
    median resale $861,500 (p44 of 1-bedroom homes nationally)
    56
    Competing supply
    Not measured
    Activity
    last resale 2 months ago
    100

    transactions, 2026-10-03

  • Locationscore 77/100 · weight 12% · +3.2 pts
    Mrt
    11.8 min walk to KOVAN MRT STATION (NE13)
    80
    Bus
    2 bus stops within a 5-minute walk, 21 within 10 (straight-line equivalent, detour factor 1.406)
    70
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 2% above 109 comparables within 2 km+2.6
Amenities6 of 13 measured amenities within a 10-min walk+1.0
SchoolsXinmin Primary School, 10 min walk; 3 primary schools within 1 km+0.9
Unit1 bedrooms, median 484 sq ft+1.4
Lease99-year lease from 2018, about 91 years left+2.0
Future supply16 new condo and EC homes planned within 2 km; 2 planned rail stations+2.7

Young family

Moderate fit · High confidence
64/100
  • Requirement warning: 1-bedroom homes are below this persona's minimum of 3 bedrooms.

Why it scores well

SchoolsXinmin Primary School, 10 min walk; 3 primary schools within 1 km+6.8
Location12 min walk to Kovan MRT Station (NE13)+4.0
Amenities6 of 13 measured amenities within a 10-min walk+2.3

What holds it back

Unit1 bedrooms, median 484 sq ft; a weaker fit for this buyer-5.5
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 13.8 = 64
  • Schoolsscore 84/100 · weight 20% · +6.8 pts
    Primary nearest
    10 min walk to XINMIN PRIMARY SCHOOL
    80
    Primary count
    3 primary within 1 km, 12 primary within 2 km
    100
    Primary transport
    Not measured
    Secondary nearest
    14 min walk to XINMIN SECONDARY SCHOOL
    70
    Secondary count
    2 secondary within 1 km, 10 secondary within 2 km
    85
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Locationscore 77/100 · weight 15% · +4.0 pts
    Mrt
    11.8 min walk to KOVAN MRT STATION (NE13)
    80
    Bus
    2 bus stops within a 5-minute walk, 21 within 10 (straight-line equivalent, detour factor 1.406)
    70
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Amenitiesscore 63/100 · weight 18% · +2.3 pts
    Supermarket
    supermarket: 9 within 20 min, nearest COLD STORAGE SINGAPORE (1983) PTE LTD 12 min (straight-line equivalent)
    70
    Wet market
    wet market: 1 within 20 min, nearest Kovan Market & Food Centre 15 min (straight-line equivalent)
    40
    Hawker centre
    hawker centre: 2 within 20 min, nearest Hougang Street 21 Blk 209 (Kovan Hougang Market and Food Centre) 15 min
    50
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 4 within 20 min, nearest National Healthcare Group Pharmacy (Hougang) 8 min
    95
    Gp
    gp: 8 within 20 min, nearest DR+ Medical Paincare Clinic 9 min
    70
    Childcare
    childcare: 56 within 20 min, nearest LITTLE PADDINGTON PRESCHOOL SERANGOON PTE. LTD. 3 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 7 within 20 min, nearest REALTY PARK 9 min
    100
    Sports facility
    sports facility: 1 within 20 min, nearest Hougang Sport Centre 10 min
    70
    Library
    library: 1 within 20 min, nearest Cheng San Library 17 min
    20
    Mall
    Not measured
    Restaurants
    restaurants: 460 within 20 min, nearest SERANGOON JUNIOR COLLEGE 4 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 4 within 20 min, nearest Hougang CC 13 min
    55
    Polyclinic
    polyclinic: 1 within 20 min, nearest HOUGANG POLYCLINIC 8 min (straight-line equivalent)
    70
    Hospital
    hospital: 0 within 20 min, nearest INSTITUTE OF MENTAL HEALTH / WOODBRIDGE HOSPITAL 25 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

  • Unitscore 22/100 · weight 20% · -5.5 pts
    Bedrooms
    1 bedrooms (project basis, runner-up band 0%)
    Size
    median 484 sq ft over 108 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 2% above 109 comparables within 2 km+1.5
Lease99-year lease from 2018, about 91 years left+2.0
Resale20 resales a year, more than 97% of similar homes+1.7
Future supply16 new condo and EC homes planned within 2 km; 2 planned rail stations+0.9

Large family

Limited fit · High confidence
59/100
  • Requirement warning: 1-bedroom homes are below this persona's minimum of 4 bedrooms.

Why it scores well

SchoolsXinmin Primary School, 10 min walk; 3 primary schools within 1 km+4.7
Location12 min walk to Kovan MRT Station (NE13)+3.2
Future supply16 new condo and EC homes planned within 2 km; 2 planned rail stations+2.3

What holds it back

Unit1 bedrooms, median 484 sq ft; a weaker fit for this buyer-8.4
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 8.8 = 59
  • Schoolsscore 82/100 · weight 15% · +4.7 pts
    Primary nearest
    10 min walk to XINMIN PRIMARY SCHOOL
    80
    Primary count
    3 primary within 1 km, 12 primary within 2 km
    100
    Primary transport
    Not measured
    Secondary nearest
    14 min walk to XINMIN SECONDARY SCHOOL
    70
    Secondary count
    2 secondary within 1 km, 10 secondary within 2 km
    85
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Locationscore 77/100 · weight 12% · +3.2 pts
    Mrt
    11.8 min walk to KOVAN MRT STATION (NE13)
    80
    Bus
    2 bus stops within a 5-minute walk, 21 within 10 (straight-line equivalent, detour factor 1.406)
    70
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Future supplyscore 68/100 · weight 13% · +2.3 pts
    Competition risk
    16 unsold units in 2 selling projects within 2 km, 0 in 0 listed projects and 0 on 0 land sales sites
    97
    Unlaunched supply
    0 listed projects (0 homes) and 0 Confirmed List sites (0 homes) within 2 km
    Completion timing
    no listed project within reach carries an expected completion
    Planned rail
    planned station SERANGOON NORTH about 24 min away, expected 2030
    36
    Landuse change
    142 Master Plan parcels changed class within 2 km (4.8 benefit points)
    61

    ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20

  • Unitscore 16/100 · weight 25% · -8.4 pts
    Bedrooms
    1 bedrooms (project basis, runner-up band 0%)
    Size
    median 484 sq ft over 108 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 2% above 109 comparables within 2 km+1.3
Amenities6 of 13 measured amenities within a 10-min walk+1.9
Lease99-year lease from 2018, about 91 years left+2.0
Resale20 resales a year, more than 97% of similar homes+1.7

Downsizer

Moderate fit · High confidence
69/100

Why it scores well

Location12 min walk to Kovan MRT Station (NE13)+5.3
Amenities6 of 13 measured amenities within a 10-min walk+2.6
Resale20 resales a year, more than 97% of similar homes+2.4
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 19.0 = 69
  • Locationscore 77/100 · weight 20% · +5.3 pts
    Mrt
    11.8 min walk to KOVAN MRT STATION (NE13)
    80
    Bus
    2 bus stops within a 5-minute walk, 21 within 10 (straight-line equivalent, detour factor 1.406)
    70
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Amenitiesscore 63/100 · weight 20% · +2.6 pts
    Supermarket
    supermarket: 9 within 20 min, nearest COLD STORAGE SINGAPORE (1983) PTE LTD 12 min (straight-line equivalent)
    70
    Wet market
    wet market: 1 within 20 min, nearest Kovan Market & Food Centre 15 min (straight-line equivalent)
    40
    Hawker centre
    hawker centre: 2 within 20 min, nearest Hougang Street 21 Blk 209 (Kovan Hougang Market and Food Centre) 15 min
    50
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 4 within 20 min, nearest National Healthcare Group Pharmacy (Hougang) 8 min
    95
    Gp
    gp: 8 within 20 min, nearest DR+ Medical Paincare Clinic 9 min
    70
    Childcare
    childcare: 56 within 20 min, nearest LITTLE PADDINGTON PRESCHOOL SERANGOON PTE. LTD. 3 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 7 within 20 min, nearest REALTY PARK 9 min
    100
    Sports facility
    sports facility: 1 within 20 min, nearest Hougang Sport Centre 10 min
    70
    Library
    library: 1 within 20 min, nearest Cheng San Library 17 min
    20
    Mall
    Not measured
    Restaurants
    restaurants: 460 within 20 min, nearest SERANGOON JUNIOR COLLEGE 4 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 4 within 20 min, nearest Hougang CC 13 min
    55
    Polyclinic
    polyclinic: 1 within 20 min, nearest HOUGANG POLYCLINIC 8 min (straight-line equivalent)
    70
    Hospital
    hospital: 0 within 20 min, nearest INSTITUTE OF MENTAL HEALTH / WOODBRIDGE HOSPITAL 25 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

  • Resalescore 84/100 · weight 7% · +2.4 pts
    Frequency
    20.0 resales a year over 12 months (p98 nationally)
    98
    Buyer pool
    Not measured
    Quantum
    median resale $861,500 (p44 of 1-bedroom homes nationally)
    56
    Competing supply
    Not measured
    Activity
    last resale 2 months ago
    100

    transactions, 2026-10-03

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 2% above 109 comparables within 2 km+1.9
SchoolsXinmin Primary School, 10 min walk; 3 primary schools within 1 km+0.9
Unit1 bedrooms, median 484 sq ft+1.9
Lease99-year lease from 2018, about 91 years left+2.0
Future supply16 new condo and EC homes planned within 2 km; 2 planned rail stations+1.9

2-bedroom homes316 recorded sales

Investor

Good fit · High confidence
71/100

Why it scores well

Resale33 resales a year, more than 97% of similar homes+5.5
RentalGross yield 3.2%, against 3.2% for similar homes+5.2
Location12 min walk to Kovan MRT Station (NE13)+3.2
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 21.3 = 71
  • Resalescore 89/100 · weight 14% · +5.5 pts
    Frequency
    33.0 resales a year over 12 months (p97 nationally)
    97
    Buyer pool
    Not measured
    Quantum
    median resale $1,260,000 (p28 of 2-bedroom homes nationally)
    72
    Competing supply
    Not measured
    Activity
    last resale 1 months ago
    100

    transactions, 2026-10-03

  • Rentalscore 76/100 · weight 20% · +5.2 pts
    Yield
    gross yield 3.2% against a peer median of 3.2%
    71
    Demand
    155 contracts over 4 quarters to 2026-06-30, 34 in the latest
    84
    Net yield
    Not measured

    ura_rental, 2026-09-18 · transactions, 2026-10-03

  • Locationscore 77/100 · weight 12% · +3.2 pts
    Mrt
    11.8 min walk to KOVAN MRT STATION (NE13)
    80
    Bus
    2 bus stops within a 5-minute walk, 21 within 10 (straight-line equivalent, detour factor 1.406)
    70
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 7% above 228 comparables within 2 km+0.1
Amenities6 of 13 measured amenities within a 10-min walk+1.0
SchoolsXinmin Primary School, 10 min walk; 3 primary schools within 1 km+0.9
Unit2 bedrooms, median 667 sq ft+0.6
Lease99-year lease from 2018, about 91 years left+2.0
Future supply16 new condo and EC homes planned within 2 km; 2 planned rail stations+2.7

Young family

Moderate fit · High confidence
65/100
  • Requirement warning: 2-bedroom homes are below this persona's minimum of 3 bedrooms.

Why it scores well

SchoolsXinmin Primary School, 10 min walk; 3 primary schools within 1 km+6.8
Location12 min walk to Kovan MRT Station (NE13)+4.0
Amenities6 of 13 measured amenities within a 10-min walk+2.3

What holds it back

Unit2 bedrooms, median 667 sq ft; a weaker fit for this buyer-2.8
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 15.2 = 65
  • Schoolsscore 84/100 · weight 20% · +6.8 pts
    Primary nearest
    10 min walk to XINMIN PRIMARY SCHOOL
    80
    Primary count
    3 primary within 1 km, 12 primary within 2 km
    100
    Primary transport
    Not measured
    Secondary nearest
    14 min walk to XINMIN SECONDARY SCHOOL
    70
    Secondary count
    2 secondary within 1 km, 10 secondary within 2 km
    85
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Locationscore 77/100 · weight 15% · +4.0 pts
    Mrt
    11.8 min walk to KOVAN MRT STATION (NE13)
    80
    Bus
    2 bus stops within a 5-minute walk, 21 within 10 (straight-line equivalent, detour factor 1.406)
    70
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Amenitiesscore 63/100 · weight 18% · +2.3 pts
    Supermarket
    supermarket: 9 within 20 min, nearest COLD STORAGE SINGAPORE (1983) PTE LTD 12 min (straight-line equivalent)
    70
    Wet market
    wet market: 1 within 20 min, nearest Kovan Market & Food Centre 15 min (straight-line equivalent)
    40
    Hawker centre
    hawker centre: 2 within 20 min, nearest Hougang Street 21 Blk 209 (Kovan Hougang Market and Food Centre) 15 min
    50
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 4 within 20 min, nearest National Healthcare Group Pharmacy (Hougang) 8 min
    95
    Gp
    gp: 8 within 20 min, nearest DR+ Medical Paincare Clinic 9 min
    70
    Childcare
    childcare: 56 within 20 min, nearest LITTLE PADDINGTON PRESCHOOL SERANGOON PTE. LTD. 3 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 7 within 20 min, nearest REALTY PARK 9 min
    100
    Sports facility
    sports facility: 1 within 20 min, nearest Hougang Sport Centre 10 min
    70
    Library
    library: 1 within 20 min, nearest Cheng San Library 17 min
    20
    Mall
    Not measured
    Restaurants
    restaurants: 460 within 20 min, nearest SERANGOON JUNIOR COLLEGE 4 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 4 within 20 min, nearest Hougang CC 13 min
    55
    Polyclinic
    polyclinic: 1 within 20 min, nearest HOUGANG POLYCLINIC 8 min (straight-line equivalent)
    70
    Hospital
    hospital: 0 within 20 min, nearest INSTITUTE OF MENTAL HEALTH / WOODBRIDGE HOSPITAL 25 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

  • Unitscore 36/100 · weight 20% · -2.8 pts
    Bedrooms
    2 bedrooms (project basis, runner-up band 33%)
    Size
    median 667 sq ft over 316 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 7% above 228 comparables within 2 km+0.0
Lease99-year lease from 2018, about 91 years left+2.0
Resale33 resales a year, more than 97% of similar homes+2.0
Future supply16 new condo and EC homes planned within 2 km; 2 planned rail stations+0.9

Large family

Limited fit · High confidence
57/100
  • Requirement warning: 2-bedroom homes are below this persona's minimum of 4 bedrooms.

Why it scores well

SchoolsXinmin Primary School, 10 min walk; 3 primary schools within 1 km+4.7
Location12 min walk to Kovan MRT Station (NE13)+3.2
Future supply16 new condo and EC homes planned within 2 km; 2 planned rail stations+2.3

What holds it back

Unit2 bedrooms, median 667 sq ft; a weaker fit for this buyer-9.4
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 6.7 = 57
  • Schoolsscore 82/100 · weight 15% · +4.7 pts
    Primary nearest
    10 min walk to XINMIN PRIMARY SCHOOL
    80
    Primary count
    3 primary within 1 km, 12 primary within 2 km
    100
    Primary transport
    Not measured
    Secondary nearest
    14 min walk to XINMIN SECONDARY SCHOOL
    70
    Secondary count
    2 secondary within 1 km, 10 secondary within 2 km
    85
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Locationscore 77/100 · weight 12% · +3.2 pts
    Mrt
    11.8 min walk to KOVAN MRT STATION (NE13)
    80
    Bus
    2 bus stops within a 5-minute walk, 21 within 10 (straight-line equivalent, detour factor 1.406)
    70
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Future supplyscore 68/100 · weight 13% · +2.3 pts
    Competition risk
    16 unsold units in 2 selling projects within 2 km, 0 in 0 listed projects and 0 on 0 land sales sites
    97
    Unlaunched supply
    0 listed projects (0 homes) and 0 Confirmed List sites (0 homes) within 2 km
    Completion timing
    no listed project within reach carries an expected completion
    Planned rail
    planned station SERANGOON NORTH about 24 min away, expected 2030
    36
    Landuse change
    142 Master Plan parcels changed class within 2 km (4.8 benefit points)
    61

    ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20

  • Unitscore 12/100 · weight 25% · -9.4 pts
    Bedrooms
    2 bedrooms (project basis, runner-up band 33%)
    Size
    median 667 sq ft over 316 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 7% above 228 comparables within 2 km+0.0
Amenities6 of 13 measured amenities within a 10-min walk+1.9
Lease99-year lease from 2018, about 91 years left+2.0
Resale33 resales a year, more than 97% of similar homes+2.0

Downsizer

Good fit · High confidence
73/100

Why it scores well

Unit2 bedrooms, median 667 sq ft+7.0
Location12 min walk to Kovan MRT Station (NE13)+5.3
Resale33 resales a year, more than 97% of similar homes+2.7
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 22.6 = 73
  • Unitscore 97/100 · weight 15% · +7.0 pts
    Bedrooms
    2 bedrooms (project basis, runner-up band 33%)
    Size
    median 667 sq ft over 316 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

  • Locationscore 77/100 · weight 20% · +5.3 pts
    Mrt
    11.8 min walk to KOVAN MRT STATION (NE13)
    80
    Bus
    2 bus stops within a 5-minute walk, 21 within 10 (straight-line equivalent, detour factor 1.406)
    70
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Resalescore 89/100 · weight 7% · +2.7 pts
    Frequency
    33.0 resales a year over 12 months (p97 nationally)
    97
    Buyer pool
    Not measured
    Quantum
    median resale $1,260,000 (p28 of 2-bedroom homes nationally)
    72
    Competing supply
    Not measured
    Activity
    last resale 1 months ago
    100

    transactions, 2026-10-03

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 7% above 228 comparables within 2 km+0.0
Amenities6 of 13 measured amenities within a 10-min walk+2.6
SchoolsXinmin Primary School, 10 min walk; 3 primary schools within 1 km+0.9
Lease99-year lease from 2018, about 91 years left+2.0
Future supply16 new condo and EC homes planned within 2 km; 2 planned rail stations+1.9

3-bedroom homesbedroom count estimated from district rental bands262 recorded sales

Investor

Moderate fit · Medium confidence
67/100

Why it scores well

Resale31 resales a year, more than 97% of similar homes+4.7
Location12 min walk to Kovan MRT Station (NE13)+3.2
Future supply16 new condo and EC homes planned within 2 km; 2 planned rail stations+2.7

What holds it back

ValueRecorded prices 7% above 269 comparables within 2 km-0.2
Unit3 bedrooms, median 1,012 sq ft; a weaker fit for this buyer-0.2
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 16.9 = 67
  • Resalescore 84/100 · weight 14% · +4.7 pts
    Frequency
    31.0 resales a year over 12 months (p97 nationally)
    97
    Buyer pool
    Not measured
    Quantum
    median resale $2,025,000 (p45 of 3-bedroom homes nationally)
    55
    Competing supply
    Not measured
    Activity
    last resale 2 months ago
    100

    transactions, 2026-10-03

  • Locationscore 77/100 · weight 12% · +3.2 pts
    Mrt
    11.8 min walk to KOVAN MRT STATION (NE13)
    80
    Bus
    2 bus stops within a 5-minute walk, 21 within 10 (straight-line equivalent, detour factor 1.406)
    70
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Future supplyscore 77/100 · weight 10% · +2.7 pts
    Competition risk
    16 unsold units in 2 selling projects within 2 km, 0 in 0 listed projects and 0 on 0 land sales sites
    97
    Unlaunched supply
    0 listed projects (0 homes) and 0 Confirmed List sites (0 homes) within 2 km
    Completion timing
    no listed project within reach carries an expected completion
    Planned rail
    planned station SERANGOON NORTH about 24 min away, expected 2030
    36
    Landuse change
    142 Master Plan parcels changed class within 2 km (4.8 benefit points)
    61

    ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20

  • Valuescore 49/100 · weight 20% · -0.2 pts

    recorded prices 7% above 269 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 269, floor on 269)

    transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Unitscore 48/100 · weight 8% · -0.2 pts
    Bedrooms
    3 bedrooms (district basis, runner-up band 37%)
    Size
    median 1,012 sq ft over 262 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Amenities6 of 13 measured amenities within a 10-min walk+1.0
SchoolsXinmin Primary School, 10 min walk; 3 primary schools within 1 km+0.9
Lease99-year lease from 2018, about 91 years left+2.0
RentalGross yield 2.6%, against 2.8% for similar homes+2.6

Young family

Good fit · Medium confidence
70/100

Why it scores well

SchoolsXinmin Primary School, 10 min walk; 3 primary schools within 1 km+6.8
Location12 min walk to Kovan MRT Station (NE13)+4.0
Unit3 bedrooms, median 1,012 sq ft+2.6

What holds it back

ValueRecorded prices 7% above 269 comparables within 2 km-0.1
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 20.2 = 70
  • Schoolsscore 84/100 · weight 20% · +6.8 pts
    Primary nearest
    10 min walk to XINMIN PRIMARY SCHOOL
    80
    Primary count
    3 primary within 1 km, 12 primary within 2 km
    100
    Primary transport
    Not measured
    Secondary nearest
    14 min walk to XINMIN SECONDARY SCHOOL
    70
    Secondary count
    2 secondary within 1 km, 10 secondary within 2 km
    85
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Locationscore 77/100 · weight 15% · +4.0 pts
    Mrt
    11.8 min walk to KOVAN MRT STATION (NE13)
    80
    Bus
    2 bus stops within a 5-minute walk, 21 within 10 (straight-line equivalent, detour factor 1.406)
    70
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Unitscore 63/100 · weight 20% · +2.6 pts
    Bedrooms
    3 bedrooms (district basis, runner-up band 37%)
    Size
    median 1,012 sq ft over 262 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

  • Valuescore 49/100 · weight 12% · -0.1 pts

    recorded prices 7% above 269 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 269, floor on 269)

    transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Amenities6 of 13 measured amenities within a 10-min walk+2.3
Lease99-year lease from 2018, about 91 years left+2.0
Resale31 resales a year, more than 97% of similar homes+1.7
Future supply16 new condo and EC homes planned within 2 km; 2 planned rail stations+0.9

Large family

Moderate fit · Medium confidence
61/100
  • Requirement warning: 3-bedroom homes are below this persona's minimum of 4 bedrooms.

Why it scores well

SchoolsXinmin Primary School, 10 min walk; 3 primary schools within 1 km+4.7
Location12 min walk to Kovan MRT Station (NE13)+3.2
Future supply16 new condo and EC homes planned within 2 km; 2 planned rail stations+2.3

What holds it back

Unit3 bedrooms, median 1,012 sq ft; a weaker fit for this buyer-5.0
ValueRecorded prices 7% above 269 comparables within 2 km-0.1
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 10.8 = 61
  • Schoolsscore 82/100 · weight 15% · +4.7 pts
    Primary nearest
    10 min walk to XINMIN PRIMARY SCHOOL
    80
    Primary count
    3 primary within 1 km, 12 primary within 2 km
    100
    Primary transport
    Not measured
    Secondary nearest
    14 min walk to XINMIN SECONDARY SCHOOL
    70
    Secondary count
    2 secondary within 1 km, 10 secondary within 2 km
    85
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Locationscore 77/100 · weight 12% · +3.2 pts
    Mrt
    11.8 min walk to KOVAN MRT STATION (NE13)
    80
    Bus
    2 bus stops within a 5-minute walk, 21 within 10 (straight-line equivalent, detour factor 1.406)
    70
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Future supplyscore 68/100 · weight 13% · +2.3 pts
    Competition risk
    16 unsold units in 2 selling projects within 2 km, 0 in 0 listed projects and 0 on 0 land sales sites
    97
    Unlaunched supply
    0 listed projects (0 homes) and 0 Confirmed List sites (0 homes) within 2 km
    Completion timing
    no listed project within reach carries an expected completion
    Planned rail
    planned station SERANGOON NORTH about 24 min away, expected 2030
    36
    Landuse change
    142 Master Plan parcels changed class within 2 km (4.8 benefit points)
    61

    ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20

  • Unitscore 30/100 · weight 25% · -5.0 pts
    Bedrooms
    3 bedrooms (district basis, runner-up band 37%)
    Size
    median 1,012 sq ft over 262 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

  • Valuescore 49/100 · weight 10% · -0.1 pts

    recorded prices 7% above 269 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 269, floor on 269)

    transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Amenities6 of 13 measured amenities within a 10-min walk+1.9
Lease99-year lease from 2018, about 91 years left+2.0
Resale31 resales a year, more than 97% of similar homes+1.7

Downsizer

Good fit · Medium confidence
70/100

Why it scores well

Location12 min walk to Kovan MRT Station (NE13)+5.3
Unit3 bedrooms, median 1,012 sq ft+5.2
Amenities6 of 13 measured amenities within a 10-min walk+2.6

What holds it back

ValueRecorded prices 7% above 269 comparables within 2 km-0.2
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 20.2 = 70
  • Locationscore 77/100 · weight 20% · +5.3 pts
    Mrt
    11.8 min walk to KOVAN MRT STATION (NE13)
    80
    Bus
    2 bus stops within a 5-minute walk, 21 within 10 (straight-line equivalent, detour factor 1.406)
    70
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Unitscore 85/100 · weight 15% · +5.2 pts
    Bedrooms
    3 bedrooms (district basis, runner-up band 37%)
    Size
    median 1,012 sq ft over 262 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

  • Amenitiesscore 63/100 · weight 20% · +2.6 pts
    Supermarket
    supermarket: 9 within 20 min, nearest COLD STORAGE SINGAPORE (1983) PTE LTD 12 min (straight-line equivalent)
    70
    Wet market
    wet market: 1 within 20 min, nearest Kovan Market & Food Centre 15 min (straight-line equivalent)
    40
    Hawker centre
    hawker centre: 2 within 20 min, nearest Hougang Street 21 Blk 209 (Kovan Hougang Market and Food Centre) 15 min
    50
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 4 within 20 min, nearest National Healthcare Group Pharmacy (Hougang) 8 min
    95
    Gp
    gp: 8 within 20 min, nearest DR+ Medical Paincare Clinic 9 min
    70
    Childcare
    childcare: 56 within 20 min, nearest LITTLE PADDINGTON PRESCHOOL SERANGOON PTE. LTD. 3 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 7 within 20 min, nearest REALTY PARK 9 min
    100
    Sports facility
    sports facility: 1 within 20 min, nearest Hougang Sport Centre 10 min
    70
    Library
    library: 1 within 20 min, nearest Cheng San Library 17 min
    20
    Mall
    Not measured
    Restaurants
    restaurants: 460 within 20 min, nearest SERANGOON JUNIOR COLLEGE 4 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 4 within 20 min, nearest Hougang CC 13 min
    55
    Polyclinic
    polyclinic: 1 within 20 min, nearest HOUGANG POLYCLINIC 8 min (straight-line equivalent)
    70
    Hospital
    hospital: 0 within 20 min, nearest INSTITUTE OF MENTAL HEALTH / WOODBRIDGE HOSPITAL 25 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

  • Valuescore 49/100 · weight 15% · -0.2 pts

    recorded prices 7% above 269 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 269, floor on 269)

    transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

SchoolsXinmin Primary School, 10 min walk; 3 primary schools within 1 km+0.9
Lease99-year lease from 2018, about 91 years left+2.0
Resale31 resales a year, more than 97% of similar homes+2.4
Future supply16 new condo and EC homes planned within 2 km; 2 planned rail stations+1.9

4-bedroom homesbedroom count estimated from district rental bands2 recorded sales

Investor

Unavailable
  • Rental evidence is below the minimum for this home kind (2 contracts, 5 needed).

There isn't enough data to calculate an Investor score for 4-bedroom homes.

Price comparison:
No recorded sale of 4-bedroom homes in the last 24 months
Rental potential:
Only 2 rental records are available. At least 5 are needed.
Resale activity:
No recorded resales are available. At least 5 are needed.

Why: The Investor score uses this project's own rental and resale records and sales of similar homes nearby. When there aren't enough records, we don't calculate the score.

Young family

Unavailable

There isn't enough data to calculate a Young family score for 4-bedroom homes.

Price comparison:
No recorded sale of 4-bedroom homes in the last 24 months
Resale activity:
No recorded resales are available. At least 5 are needed.

Why: The Young family score uses this project's own resale records and sales of similar homes nearby. When there aren't enough records, we don't calculate the score.

Large family

Unavailable

There isn't enough data to calculate a Large family score for 4-bedroom homes.

Price comparison:
No recorded sale of 4-bedroom homes in the last 24 months
Resale activity:
No recorded resales are available. At least 5 are needed.

Why: The Large family score uses this project's own resale records and sales of similar homes nearby. When there aren't enough records, we don't calculate the score.

Downsizer

Unavailable

There isn't enough data to calculate a Downsizer score for 4-bedroom homes.

Price comparison:
No recorded sale of 4-bedroom homes in the last 24 months
Resale activity:
No recorded resales are available. At least 5 are needed.

Why: The Downsizer score uses this project's own resale records and sales of similar homes nearby. When there aren't enough records, we don't calculate the score.

Source: Reva’s fit scores, built in Oct 2026 from public records.

What is coming nearby

What new housing supply could mean for your buying decision.

No condo, apartment or EC homes are announced within 2 km (checked against the 2H2026 programme of 2026-09-20, the pipeline as at 2026Q2, the Master Plan of 2026-09-20); the potential supply on the record is not counted. 476 landed homes in 3 listed projects are not counted: they sell to other buyers.

Land that could become homes later (not announced, not counted)

Potential supply is land that could become homes: Reserve List sites the government sells only on application, estates launched for collective sale, and residential-zoned land with no development on the record. Nothing here is announced, and none of it is counted above.

  • Serangoon North View

    Reserve List 2H2026 · 1,772 m away

    235 homes estimated · expected launch Sep 2026 · announced as of 2026-09-20

    0.8 ha · plot ratio 2.5 · sold by URA · located by street

    • New sites introduced in 2H2026.
DistanceZoned forLand areaPlot ratioArea
716 m awayResidential12,912.1 m²1.4Hougang
1,779 m awayResidential10,672.4 m²2.8Serangoon
1,884 m awayResidential8,079.4 m²2.5Serangoon

From the Master Plan. The record and OpenStreetMap (© OpenStreetMap contributors) show nothing built on these plots. No home count is estimated. The plot ratio is the floor area allowed for each square metre of land: the higher it is, the taller the buildings can be.

Homes due for completion across the Outside Central Region

The authority’s count of private homes still to be completed in the Outside Central Region (OCR), by the year they are expected to be completed, as at 2026Q2. It covers the whole region, so it shows the market this project sells into, not what is being built next to it.

ExpectedUnder constructionPlannedTotal
2H20262,15202,152
20273,40583,413
20283,314823,396
20292,7689783,746
20302,6102,7475,357
>203004,1914,191
Expected:
the half-year or year the homes are expected to be completed.
Under construction:
homes being built now.
Planned:
homes with planning approval where building has not started; their dates can move.
Total:
both together.

What to consider: a year with many completions means more new homes looking for buyers and tenants at the same time across the region. If you plan to sell or rent out around one of those years, expect more homes competing with yours.

Only projects of at least 200 non-landed or 15 landed units are in the authority's list of uncompleted projects.

Is this property right for you?

The Florence ResidencesIs it right for you?