The Florence Residences

The Florence Residences is an apartment in District 19 (Hougang / Punggol / Sengkang), in the Outside Central Region. In the 12 months to August 2026, the median price was S$1,896 psf from 91 sales.

At a glance

District: District 19 (Hougang / Punggol / Sengkang)
Region: Outside Central Region
Type: Apartment
Tenure: 99-year lease from 2018, about 91 years left
Completed: 2023, about 3 years old

What the prices say

The median home in The Florence Residences sold for S$1,280,000: the middle of 91 sales in the 12 months to August 2026.

That is well above the middle condo project in District 19 (Hougang / Punggol / Sengkang), which sold at S$1,550 psf across 132 projects: about 22% higher. By price per square foot it ranks 12th of the 74 projects in the district that have a price to show, where 1st is the highest.

Year by year, the median was S$1,679 psf in 2021 (312 sales) and S$1,904 psf in 2026 so far (74 sales), up about 13%. The highest year in the record was 2025 at S$1,796 psf.

Higher floors sold for more here: floors 16 to 20 at S$1,852 psf against S$1,764 psf on floors 1 to 5, about 5% more per square foot (24 months).

By unit size (24 months): under 600 sq ft at S$1,724 psf, 600 to 899 sq ft at S$1,850 psf, 900 to 1,199 sq ft at S$1,977 psf, 1,200 to 1,499 sq ft at S$1,996 psf and 1,500 sq ft and over at S$1,972 psf. Larger homes cost more per square foot than smaller ones.

Against similar projects in the district

This project and the three others in District 19 (Hougang / Punggol / Sengkang) whose median over the last 12 months is closest to The Florence Residences' S$1,896 psf. They are chosen by price per square foot, not by distance, so they may not be neighbours.

Their middle figure is S$1,890 psf, the same as The Florence Residences.

Projects in District 19 (Hougang / Punggol / Sengkang) closest in price to The Florence Residences, 12 months to August 2026
Project	Median price per sq ft	Sales
The Florence Residences	S$1,896 psf	91
The Garden Residences	S$1,891 psf	44
Trilive	S$1,890 psf	9
Kovan Residences	S$1,872 psf	14

What sells here

91 homes sold in the last 12 months, down from 97 in the 12 months before.

The most common size was 600 to 899 sq ft, with 83 of the 188 sales in the last 24 months.

None of the 188 sales in the last 24 months were first sales of new units: all 188 were resales.

The first new sale in our records was in March 2019.

Rents and yield

Rental contracts that began in the 12 months to August 2026 had a median rent of S$3,300 a month (294 contracts). The district's median across every contract was S$3,600, so rents here ran noticeably below it: about 8% lower.

Over the 24 months the median rent was S$3,300 (491 contracts), the same as the latest 12 months.

By bedrooms: 1 bedroom S$2,900 (107), 2 bedrooms S$3,400 (161) and 3 bedrooms S$4,400 (23). The figure in brackets is the number of contracts.

Setting rent against price for 600 to 899 sq ft homes (167 rentals and 37 resale or sub-sale transactions) gives a gross yield estimate of 3.3%: a median rent of S$3,400 a month against a median price of S$1,255,000. It is before maintenance, vacancy, tax and loan costs, and it uses middle values, so a particular home can differ.

Across 3 size ranges the estimate runs from 2.7% to 4.0%.

Under 600 sq ft: 4.0% (rent S$2,900 a month, price S$861,500) and 900 to 1,199 sq ft: 2.7% (rent S$4,390 a month, price S$1,925,000).

Age and lease

13 other projects in District 19 (Hougang / Punggol / Sengkang) were completed within 5 years of The Florence Residences and have a price. Their middle price was S$1,939 psf, about the same as The Florence Residences (within 3%).

The title is a leasehold, so the years remaining shrink each year. The leases and tenure entry in the glossary explains what that means for a buyer.

Leases and tenure in the glossary

What this page cannot tell you

A median is the middle of many different homes in The Florence Residences. It does not describe one unit: its condition, facing, view, renovation, floor or stack can each move a price well away from the middle, and none of them is in the records behind this page.

The figures are recorded transactions, so they describe what has sold and not what is on the market now. They are not a valuation, and they say nothing about future prices.

Questions this page answers

What is the median price per square foot in The Florence Residences?

S$1,896 psf in the 12 months to August 2026, from 91 sales. For the median home that is S$1,280,000.

How many homes sold in The Florence Residences?

91 in the last 12 months and 188 in the last 24 months, across all sale types.

What do homes in The Florence Residences rent for?

The median rent for contracts that began in the 12 months to August 2026 was S$3,300 a month, from 294 contracts.

What is the rental yield in The Florence Residences?

Between 2.7% and 4.0% gross, depending on unit size. It is an estimate before costs, made from the median recorded rent and the median resale or sub-sale price for each size range.

How much lease is left in The Florence Residences?

It is a 99-year lease from 2018, which leaves about 91 years at 2026.

Figures from URA data, 12 months to August 2026. Rents to August 2026. General information, not financial advice.

The figures

Sale prices

Resale and new-sale prices for The Florence Residences
Period	Median price per sq ft	Median price	Sales
Last 12 months	S$1,896 psf	S$1,280,000	91
Last 24 months	S$1,839 psf	S$1,250,000	188
Last 5 years	S$1,773 psf	S$1,270,000	695

Source: URA data. Data as of August 2026.

Price by year

Median price per sq ft by year for The Florence Residences
Year	Median price per sq ft	Sales
2021	S$1,679 psf	312
2022	S$1,734 psf	191
2023	S$1,779 psf	105
2024	S$1,773 psf	160
2025	S$1,796 psf	80
2026 (to August)	S$1,904 psf	74

Each year is the median over the sales recorded in it. Source: URA data. Data as of August 2026.

Price by floor range

Median price per sq ft by floor range for The Florence Residences, last 24 months
Floor range	Median price per sq ft	Sales
Floors 1 to 5	S$1,764 psf	53
Floors 6 to 10	S$1,843 psf	51
Floors 11 to 15	S$1,886 psf	60
Floors 16 to 20	S$1,852 psf	24

Price by unit size

Median price per sq ft by unit size for The Florence Residences, last 24 months
Size	Median price per sq ft	Sales
Under 600 sq ft	S$1,724 psf	51
600 to 899 sq ft	S$1,850 psf	83
900 to 1,199 sq ft	S$1,977 psf	41
1,200 to 1,499 sq ft	S$1,996 psf	7
1,500 sq ft and over	S$1,972 psf	6

The floor is the storey recorded in each sale. Source: URA data. Sales in the 24 months to August 2026. Data as of August 2026.

Rent against price for The Florence Residences, by size

Rents

Rents for The Florence Residences
Period	Median rent	Contracts
Last 12 months	S$3,300 a month	294
Last 24 months	S$3,300 a month	491

Rents for The Florence Residences by bedrooms
Bedrooms	Median rent, 12 months	Contracts	Median rent, 24 months
1 bedroom	S$2,900 a month	107	S$2,850 a month
2 bedrooms	S$3,400 a month	161	S$3,400 a month
3 bedrooms	S$4,400 a month	23	S$4,390 a month
4 or more bedrooms	Under 5 contracts	3	Under 5 contracts

Source: URA data, rental contracts. Rents are the median of the contracts that began in the period. Data as of August 2026.

Where to look next

What could a unit here sell for?

Condo Atlas can give an indicative value for a unit in The Florence Residences, with a likely range and the recent sales behind it. Sign in is free.

Open The Florence Residences in Condo Atlas

Other condos in District 19 (Hougang / Punggol / Sengkang)

About the data

Figures are medians of transactions recorded by URA, over the periods shown, and a figure appears only when at least 5 records sit behind it. Sale figures: data as of August 2026. Rent figures: data as of August 2026. Swee Homes is not affiliated with URA or Condo Atlas. General information, not financial advice.