District 19 · Hougang · OCR
Fiorenza
Florence Road · Apartment · Freehold
Current PSF
$1,513
-2.3% vs district median
Gross yield
2.8%
median rent $3,900/mo
3-year gain
17.6%
Transactions · 5y
9
1 in last 12 months
Nearest MRT
Kovan Mrt Station · 393.401m
NEL
Future MRT
Hougang Mrt Station
CRL · 2030
Vs local HDB
+149% premium
HDB median $608 psf
Area income
$8,500/mo median
residential zone
En-bloc potential32 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
1%
PSF dispersion within project
The neighbourhood
P1 ring
Xinghua Primary School 781m · Phase 2C 0.3× · Xinmin Primary School 967m · Phase 2C 1.6× balloted · Holy Innocents' Primary School 977m · Phase 2C 2.4× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Yuying Secondary School · 857m
Food
Hougang Street 21 Blk 209 (Kovan Hougang Market And Food Centre) · 502m
Green
Richards Ave Pk · 518m - 8 parks within 1km
Mall
Heartland Mall-Kovan · 460m
Health
Hougang Polyclinic (polyclinic) · 772m
Who lives in Hougang
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
227,560
Median age
43 yrs
46% under 40 · getting older
Children 0–9
18,560
▲ 1% since 2015 · future P1 demand
Household size
3.3 avg
Homes
75% HDB
13% condo · 10% landed
Degree holders
29%
residents 15+
Commute
59% transit
21% drive
45 min+ to work
30%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Price trend average PSF by year
2021
$1,218
2022
$1,290
+5.9%
2023
$1,286
-0.3%
2025
$1,504
+17%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,400/mo | $4.00 | 3.2% | 9 |
| 3BR | $3,800/mo | $3.30 | 2.6% | 7 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Aug 2025 | $1,270,000 | 840 | $1,513 | 01-05 |
| May 2025 | $2,220,000 | 1,485 | $1,495 | 01-05 |
| Sept 2023 | $2,500,000 | 1,905 | $1,312 | 01-05 |
| Feb 2023 | $1,790,000 | 1,421 | $1,260 | 01-05 |
| Oct 2022 | $1,150,000 | 840 | $1,370 | 01-05 |
| Apr 2022 | $1,480,000 | 1,184 | $1,250 | 01-05 |
| Jan 2022 | $1,050,000 | 840 | $1,251 | 01-05 |
| Dec 2021 | $1,430,000 | 1,184 | $1,208 | 01-05 |
| Oct 2021 | $1,752,000 | 1,345 | $1,302 | 01-05 |
| Jul 2021 | $1,638,000 | 1,442 | $1,136 | 01-05 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Fiorenza actually sell for - this project trades at 2.4× the nearest block’s PSF.