Overview & Key Facts
FLORAVILLE is a freehold condominium at CACTUS ROAD in District 28 (OCR), developed by OXLEY YCK PTE LTD, comprising 50 units, completed in 2018.
Location & Connectivity
FLORAVILLE is approximately 1320m from Yio Chu Kang MRT station.
| Station | Line | Distance |
|---|---|---|
| Yio Chu Kang | North-South Line | 1.3 km |
Schools & Education
2 schools within 2 km.
| School | Type | Distance |
|---|---|---|
| Nanyang Polytechnic | Tertiary | 1.3 km |
| Institute of Technical Education (College Central) | Tertiary | 1.7 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 4 | $1,626 psf | $652,500 |
| 1 BR | 6 | $1,486 psf | $913,167 |
| 2 BR | 4 | $1,421 psf | $1,143,750 |
| 3 BR | 1 | $1,261 psf | $1,520,000 |
| 4 BR | 2 | $1,365 psf | $1,940,000 |
Market Position
FLORAVILLE has recorded 17 sales at an average price of $1,062,588.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at FLORAVILLE typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 1 BR | $2,250/mo | $913,167 | 2.96% |
| 2 BR | $2,817/mo | $1,143,750 | 2.96% |
| 3 BR | $3,255/mo | $1,520,000 | 2.57% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 1 | $1,243 psf | — |
| 2022 | 5 | $1,430 psf | ↑ 15.0% |
| 2023 | 4 | $1,561 psf | ↑ 9.2% |
| 2024 | 4 | $1,479 psf | ↓ 5.3% |
| 2025 | 3 | $1,514 psf | ↑ 2.4% |
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FLORAVILLE prices have cooled 3.0% from the 2023 peak, yet remain 21.8% above where the series began in 2021. The most recent period recovered 2.4%, so the pullback may be finding a floor.
Price Index Check
The ShiokNest Price Index for District 28 reads 163.6 as of June 2026 — down 1.7% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| PARC GREENWICH | 99 yrs lease commencing from 2020 | $1,234 psf | 496 |
| HIGH PARK RESIDENCES | 99 yrs lease commencing from 2014 | $1,486 psf | 418 |
| THE TOPIARY | 99 yrs lease commencing from 2012 | $1,224 psf | 403 |
| PARC BOTANNIA | 99 yrs lease commencing from 2016 | $1,595 psf | 214 |
| SELETAR HILLS ESTATE | 999 yrs lease commencing from 1879 | $1,507 psf | 203 |
What Could Work Against You
- Only 1 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 50 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: car-owning households, sports / active lifestyle, yield-focused investors and long-term hold (10+ yr). Parking and arterial road access matter more here than walking-distance MRT.
One caution flagged here: avoid if mrt-dependent — MRT is ~1324m away — over a 15-minute walk. Daily transit-only commuters should consider better-connected alternatives.
Verdict
FLORAVILLE is a freehold development in District 28 (OCR), with 50 units, offering a gross yield of 3.1%.
At ~$1,514 psf, it represents a competitive entry point in the OCR segment.
Explore the full FLORAVILLE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing FLORAVILLE against staying public? These HDB towns sit within walking or short-drive distance:
- Ang Mo Kio — 4-room average $724,816 (1.4 km away), an upgrader gap of about $350,000
FAQ
What is the average PSF for FLORAVILLE?
Is FLORAVILLE freehold?
What is the rental yield for FLORAVILLE?
Which MRT is nearest to FLORAVILLE?
Sources & Next Steps
- FLORAVILLE Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 28 (Seletar) — District 28 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 17 transactions
- Rental data: 66 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jul 2025 · 17 records analysed · Source: URA private-sale caveats