Overview & Key Facts
FLORENCE GROVE is a freehold condominium at FLORENCE CLOSE in District 19 (OCR), developed by .
Location & Connectivity
FLORENCE GROVE is approximately 250m from Kovan MRT station, with 2 stations within 1.5 km.
Schools & Education
19 schools within 2 km (11 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Holy Innocents' High School | Secondary | 110m |
| Holy Innocents' Primary School | Primary | 160m |
| St. Gabriel's Primary School | Primary | 170m |
| Hougang Secondary School | Secondary | 350m |
| Hougang Primary School | Primary | 380m |
| Xinmin Primary School | Primary | 450m |
| Montfort Secondary School | Secondary | 520m |
| Xinmin Secondary School | Secondary | 560m |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 3 | $2,352 psf | $3,966,000 |
| 5+ BR | 5 | $1,998 psf | $5,333,600 |
Market Position
FLORENCE GROVE has recorded 8 sales at an average price of $4,820,750.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 1 | $2,316 psf | — |
| 2022 | 2 | $2,472 psf | ↑ 6.7% |
| 2024 | 2 | $1,748 psf | ↓ 29.3% |
| 2025 | 2 | $1,712 psf | ↓ 2.1% |
| 2026 | 1 | $2,866 psf | ↑ 67.4% |
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FLORENCE GROVE prices sit at a fresh series high after a 67.4% gain on the prior period, now 23.7% above the 2021 starting level.
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
- Only 3 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.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: families with young children, mrt-walkable commuters and freehold / generational hold. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
For multi-generational families and first-time hdb upgraders, it can work — but weigh the trade-offs before committing.
yield-focused investors and short-term flippers (<5 yr) should probably look elsewhere. OCR (Outside Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
FLORENCE GROVE is a freehold development in District 19 (OCR), offering a gross yield of 1.1%.
At ~$2,097 psf, it represents a competitive entry point in the OCR segment.
Explore the full FLORENCE GROVE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing FLORENCE GROVE against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for FLORENCE GROVE?
Is FLORENCE GROVE freehold?
What is the rental yield for FLORENCE GROVE?
Which MRT is nearest to FLORENCE GROVE?
Sources & Next Steps
- FLORENCE GROVE 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: 8 transactions
- Rental data: 7 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Feb 2026 · 8 records analysed · Source: URA private-sale caveats