The Florence Residences

One number explains The Florence Residences: 1,410. That scale funds a facility programme no 400-unit neighbour can match, puts a comparable transaction on the record almost every month, and guarantees a seller company on the market. Buying here is a decision about whether the club-condo life and the interchange story are worth the crowd that comes with them.

The Florence Residences Prices: The Corridor’s Most-Watched Number

Context sits on both sides of this estate. Riverfront Residences shares the value tier with river frontage as its differentiator while this estate answers with the better station map, and Sengkang Grand Residences holds the integrated premium above both. Nearer by, Kovan Regency at 378 units from 2015, Stars of Kovan at 390 from 2019 and Terrasse at 414 from 2014 are all smaller and older, none with a comparable facility deck.

As of July 2026 the last sixty caveats ran $1,632 to $2,142 psf with a median around $1,904 psf, against a twelve-month median of $1,874 psf across 102 transactions. The most recent sixty are trading above the twelve-month average, so the market has been firming rather than fading. Two freehold neighbours complicate the comparison honestly: The Tembusu at 337 units from 2016 and Trilive at 222 from 2018 both sit within a kilometre. Our guide to 99 year versus freehold sets out what that premium actually buys, which at 91 years remaining is less than most people assume.

One technical note before you compare anything. This estate was acquired before GFA harmonisation took effect, so ledges remain inside its measured areas while a newer launch leaves them out. The two psf figures are not the same unit of measure. Our review of new launch versus resale in District 19 works through the wider trade.

Trying to work out what a specific stack is worth here? With 1,410 homes, block, floor and facing move the number far more than the estate median does. Send us the unit number and we will benchmark it against the same-stack sales, honest advice, no pressure. WhatsApp us.

The Florence Residences Floor Plans: Classic, Deluxe and the Scarce Tier

Anyone comparing The Florence Residences floor plan variants needs one warning first: the same bedroom count covers very different homes. 216 one-bedders run 474 to 603 sqft and 72 one-bedroom-plus-study 527 to 667 sqft. 264 two-bedroom Classic at 624 to 807 sqft and 292 two-bedroom Deluxe at 646 to 915 sqft form the largest band, with 52 two-bedroom-plus-study at 700 to 926 sqft alongside.

The family tier sits above that: 232 three-bedroom Classic at 893 to 1,206 sqft and 154 three-bedroom Deluxe at 990 to 1,281 sqft, then 64 four-bedroom Classic at 1,270 to 1,582 sqft, only 16 four-bedroom Deluxe at 1,389 to 1,701 sqft and 48 five-bedders at 1,668 to 1,916 sqft. Sixteen units of one format inside a 1,410-home estate is genuinely scarce, worth knowing if that is your layout.

Price The Florence Residences ladder at the $1,904 median and it reads near $900,000 at 474 sqft, $1.19m at 624 sqft, $1.70m at 893 sqft, $2.30m at 1,206 sqft, $2.42m at 1,270 sqft and $3.65m at the 1,916 sqft top. These numbers come off the caveat record, not asking prices. The recorded trades track them: $868,001 for a 527 sqft one-bedroom-plus-study in July 2026, $1.228m for a 667 sqft two-bedroom in July 2026, $1.92m for a 915 sqft three-bedroom in July 2026, $2.535m for a 1,270 sqft four-bedroom in May 2026 and $3.42m for a 1,679 sqft five-bedroom in July 2026.

The facilities are the estate’s signature and they only work at this scale. 128 facilities across 12 themed lifestyle clubs, headed by an 80m island lap pool, plus a hydrotherapy pool, clubhouse, gym, function rooms, wellness zones, thematic gardens and water features. The oddities are the memorable part: an amphitheatre with outdoor movie screening, a sparring ring pavilion and a pool table with dart board pavilion. 1,410 households fund all of it, which is why a 400-unit project on comparable maintenance delivers a fraction of the list. It has been in use since 2023, so you can walk it rather than read about it.

Is The Florence Residences Worth Buying? Scale, Supply and the Interchange

Scale changes what supply means. The Kovan subzone holds about 5,672 private homes across 85 developments, and roughly one in four of them sits inside this single estate. No new private project is under construction in the subzone, so the competition a seller meets is largely internal: other owners here, on the same price record.

The demand side is the largest upgrader pool in the northeast. Hougang town runs 605 HDB blocks and 59,942 flats, 44,200 of them four-room or larger. Set against 1,410 homes here, that is about 31 upgrader-sized flats per unit. Households selling in Hougang, Buangkok or Serangoon want the same school catchment and the same food belt, and this is the largest single supply of private stock that lets them stay. Our Hougang HDB upgrader guide and our District 19 upgrading checklist both work through that move.

Forward supply is mild for an estate this size. The planning area totals 135 private projects and 17,982 homes, only 27 projects and 7,871 units of it younger than 2016, and a single project is booked past 2026, the 835-unit Hougang Central site around 2030, in a neighbouring subzone. The URA Master Plan treats this corridor as a mature estate to upgrade rather than redevelop, which is what most residents want: the rail arrives, the food belt stays. Our study of how the Cross Island Line will affect District 19 prices maps what interchange conversions have historically done to a catchment.

Liquidity at The Florence Residences is the opposite of thin. 729 caveats from August 2021 through July 2026 against 1,410 units means more than half the estate changed hands inside five years, running 129, 191, 105, 160, 80 and 64 by year. Volume has settled without collapsing, which is what a healthy large estate looks like three years past handover. The transparency cuts both ways: nobody has to guess at valuation when you buy, and nobody has to guess when you sell either.

Who The Florence Residences Suits

The Florence Residences suits upgraders and investors who want the Cross Island Line interchange at completed pricing rather than launch pricing, with no construction wait and no launch premium already pricing the line in. It suits families running the Xinmin and Montfort combination with the Kovan food belt behind it: the Kovan Market and Food Centre a walk south, Heartland Mall and its wet market beside it, then Hougang Mall, The Midtown and Hougang 1 filling out the ring, with Punggol Park and the Serangoon Park Connector for the green layer.

The Florence Residences exit audience is unusually broad, which is the upside of the mix. Families buy the 514 larger homes, landlords buy the 896 compact ones, and tenants choosing between an anonymous new address and one with a hawker centre, a wet market and two stations tend to renew. The flip side is that breadth lets tenants negotiate, so a landlord here wins on renovation, floor level and facing rather than scarcity.

Fit runs the other way too. This is not an address for boutique-quiet seekers, because 1,410 neighbours and a full club programme define the daily experience, and Hougang Avenue 2’s traffic fronts the outer stacks. Buyers who want a smaller, calmer estate on the same rail corridor should look at Kovan Regency or Terrasse instead, and anyone who wants a doorstep station rather than a kilometre walk should shop the Kovan Road addresses.

Thinking about The Florence Residences? Its spread against Riverfront, station map against river view, is the district’s live value question, and the answer depends on which one your household actually uses. Before you commit, speak to us. We will run the numbers with you, honest advice, no pressure. WhatsApp us.