District 19 · Hougang · OCR
Florence Grove
Florence Close · Terrace · Freehold
Current PSF
$2,097
+35.5% vs district median
Gross yield
-
median rent $6,000/mo
3-year gain
0.0%
Transactions · 5y
8
3 in last 12 months
Nearest MRT
Kovan Mrt Station · 236.367m
NEL
Future MRT
Hougang Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$8,500/mo median
residential zone
En-bloc potential31 / 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
29%
PSF dispersion within project
The neighbourhood
P1 ring
Xinghua Primary School 642m · Phase 2C 0.3× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Yuying Secondary School · 710m
Food
Hougang Street 21 Blk 209 (Kovan Hougang Market And Food Centre) · 329m - 2 hawker centres within 1km
Green
Richards Ave Pk · 452m - 6 parks within 1km
Mall
Heartland Mall-Kovan · 297m
Health
Hougang Polyclinic (polyclinic) · 926m
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
$2,316
2022
$2,473
+6.8%
2024
$1,749
-29.3%
2025
$1,712
-2.1%
2026
$2,866
+67.4%
Recent transactions URA, latest 8
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Feb 2026 | $6,200,000 | 2,164 | $2,866 | - |
| Dec 2025 | $5,088,000 | 3,523 | $1,444 | - |
| Dec 2025 | $3,468,000 | 1,751 | $1,980 | - |
| Oct 2024 | $6,950,000 | 3,676 | $1,891 | - |
| Jun 2024 | $3,700,000 | 2,305 | $1,606 | - |
| Aug 2022 | $4,650,000 | 1,686 | $2,759 | - |
| May 2022 | $4,730,000 | 2,164 | $2,186 | - |
| Oct 2021 | $3,780,000 | 1,632 | $2,316 | - |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Florence Grove actually sell for - this project trades at 3.0× the nearest block’s PSF.