District 19 · Hougang · OCR
The Florentine
Florence Road · Apartment · 947 yrs lease commencing from 1934
Current PSF
$1,350
-12.8% vs district median
Gross yield
3.1%
median rent $3,300/mo
3-year gain
0.0%
Transactions · 5y
12
2 in last 12 months
Nearest MRT
Kovan Mrt Station · 687.762m
NEL
Future MRT
Hougang Mrt Station
CRL · 2030
Vs local HDB
+122% premium
HDB median $608 psf
Area income
$8,500/mo median
residential zone
En-bloc potential62 / 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
5%
PSF dispersion within project
The neighbourhood
P1 ring
Xinmin Primary School 685m · Phase 2C 1.6× balloted · Montfort Junior School 915m · Phase 2C 0.1× · Holy Innocents' Primary School 926m · Phase 2C 2.4× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Xinmin Secondary School · 751m
Food
Hougang Street 21 Blk 209 (Kovan Hougang Market And Food Centre) · 805m
Green
Poh Huat Rd Pg · 472m - 7 parks within 1km
Mall
Heartland Mall-Kovan · 757m
Health
Hougang Polyclinic (polyclinic) · 529m
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
$1,044
2022
$1,205
+15.4%
2024
$1,321
+9.6%
2025
$1,388
+5.1%
2026
$1,280
-7.8%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,200/mo | $3.37 | 3.0% | 16 |
| 3BR | $3,850/mo | $3.35 | 3.0% | 3 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Apr 2026 | $2,288,000 | 1,787 | $1,280 | 01-05 |
| Nov 2025 | $1,680,000 | 1,184 | $1,419 | 01-05 |
| Jul 2025 | $1,600,000 | 1,184 | $1,351 | 01-05 |
| Mar 2025 | $1,650,500 | 1,184 | $1,394 | 01-05 |
| Jun 2024 | $1,550,000 | 1,184 | $1,309 | 01-05 |
| Apr 2024 | $1,650,000 | 1,238 | $1,333 | 01-05 |
| Oct 2022 | $1,380,000 | 1,249 | $1,105 | 01-05 |
| Sept 2022 | $1,250,000 | 958 | $1,305 | 01-05 |
| Dec 2021 | $1,250,000 | 1,055 | $1,185 | 01-05 |
| Nov 2021 | $2,127,872 | 2,077 | $1,024 | 01-05 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around The Florentine actually sell for - this project trades at 2.4× the nearest block’s PSF.