District 19 · Hougang · OCR
Florence Gardens
Florence Road · Terrace · 947 yrs lease commencing from 1934
Current PSF
$0
-100.0% vs district median
Gross yield
-
median rent $6,000/mo
3-year gain
0.0%
Transactions · 5y
3
0 in last 12 months
Nearest MRT
Kovan Mrt Station · 649.849m
NEL
Future MRT
Hougang Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$8,500/mo median
residential zone
En-bloc potential56 / 100
92 years old · 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
31%
PSF dispersion within project
The neighbourhood
P1 ring
Xinmin Primary School 712m · Phase 2C 1.6× balloted · Holy Innocents' Primary School 941m · Phase 2C 2.4× balloted · Montfort Junior School 953m · Phase 2C 0.1× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Xinmin Secondary School · 780m
Food
Hougang Street 21 Blk 209 (Kovan Hougang Market And Food Centre) · 769m
Green
Poh Huat Rd Pg · 466m - 7 parks within 1km
Mall
Heartland Mall-Kovan · 719m
Health
Hougang Polyclinic (polyclinic) · 564m
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%
Price trend average PSF by year
2021
$1,422
2022
$1,602
+12.7%
2025
$1,948
+21.6%
Recent transactions URA, latest 4
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Mar 2025 | $4,970,000 | 3,261 | $1,524 | - |
| Jan 2025 | $3,850,000 | 1,623 | $2,372 | - |
| Jan 2022 | $2,600,000 | 1,623 | $1,602 | - |
| Apr 2021 | $2,620,000 | 1,843 | $1,422 | - |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Florence Gardens actually sell for - this project trades at 0.0× the nearest block’s PSF.