Overview & Key Facts
FLORENCE GARDENS is a 947 yrs lease commencing from 1934 condominium at FLORENCE ROAD in District 19 (OCR), developed by .
Location & Connectivity
FLORENCE GARDENS is approximately 650m from Kovan MRT station, with 2 stations within 1.5 km.
Schools & Education
19 schools within 2 km (9 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Holy Innocents' Primary School | Primary | 270m |
| Holy Innocents' High School | Secondary | 320m |
| Xinmin Primary School | Primary | 520m |
| St. Gabriel's Primary School | Primary | 560m |
| Hougang Primary School | Primary | 580m |
| Hougang Secondary School | Secondary | 620m |
| Xinmin Secondary School | Secondary | 670m |
| Rosyth School | Primary | 940m |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 3 | $1,798 psf | $3,023,333 |
| 5+ BR | 1 | $1,524 psf | $4,970,000 |
Market Position
FLORENCE GARDENS has recorded 4 sales at an average price of $3,510,000.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 1 | $1,422 psf | — |
| 2022 | 1 | $1,602 psf | ↑ 12.7% |
| 2025 | 2 | $1,948 psf | ↑ 21.6% |
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The latest reading marks the highest point in this series — FLORENCE GARDENS prices have climbed 37.0% since 2021.
Price Index Check
The ShiokNest Price Index for District 19 reads 137.0 as of June 2026 — up 2.0% 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 |
|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | $2,596 psf | 883 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | $1,751 psf | 869 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | $1,595 psf | 642 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | $1,699 psf | 602 |
| SERANGOON GARDEN ESTATE | Freehold | $1,757 psf | 487 |
What Could Work Against You
- With just 0 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
Best suited for
Who This Actually Suits
This is a strong match for families with young children, long-term hold (10+ yr) and freehold / generational hold. Editorial fit: 'School-priority families (Holy Innocents' Pri + High at doorstep)'. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
For car-owning households, it can work — but weigh the trade-offs before committing.
yield-focused investors and resort facilities should probably look elsewhere. OCR (Outside Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
FLORENCE GARDENS is a 947 yrs lease commencing from 1934 development in District 19 (OCR), offering a gross yield of 2.1%.
At ~$1,948 psf, it represents a competitive entry point in the OCR segment.
Explore the full FLORENCE GARDENS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing FLORENCE GARDENS against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for FLORENCE GARDENS?
Is FLORENCE GARDENS freehold?
What is the rental yield for FLORENCE GARDENS?
Which MRT is nearest to FLORENCE GARDENS?
Sources & Next Steps
- FLORENCE GARDENS Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 19 (Punggol, Hougang, Serangoon Gardens) — District 19 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: 4 transactions
- Rental data: 1 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Mar 2025 · 4 records analysed · Source: URA private-sale caveats