The Florence Residences

694 filed transactions · District 19 · OCR

Median, per square foot

1,773 psf

Observed range

$1,365 — $2,141 psf
S$1,270k median price

Mixed tenure · 694 filed transactions

▲ 8.5% vs 12 months ago

S$1,270k

Median price

694

Filed transactions

44%

Spread, low to high

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this

What it costs on the day, at $1,269,500Loan, downpayment, the cash CPF cannot cover, and both stamp duties
Run six checks before you commitThe asking price, nearby MOP supply, land coming, and what could be built next door
What a higher floor is worth hereMeasured within this building, not across the country
What is within reach of itSchools, stations and shops, at straight-line distance
Put it beside another blockTwo or three side by side, in a link you can send to whoever else is deciding

I own this

Median price by month24 months with a sale

Sep '24 · S$1,080kAug '26 · S$1,307k

The transactions behind those figures20 of 694

Nothing modelled — these are the filed sales.

100 sqm · floor 11-15Apartment · Resale · 2026-08

S$2,250,000$2090 psf

67 sqm · floor 11-15Apartment · Resale · 2026-08

S$1,438,888$1995 psf

59 sqm · floor 06-10Apartment · Resale · 2026-08

S$1,175,000$1850 psf

67 sqm · floor 11-15Apartment · Resale · 2026-08

S$1,490,000$2066 psf

49 sqm · floor 01-05Apartment · Resale · 2026-08

S$900,000$1706 psf

59 sqm · floor 01-05Apartment · Resale · 2026-08

S$1,140,000$1795 psf

59 sqm · floor 06-10Apartment · Resale · 2026-07

S$1,175,000$1850 psf

49 sqm · floor 11-15Apartment · Resale · 2026-07

S$915,000$1735 psf

Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.

Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What the floor is worth

This project+3.5%

Floors 16+ against floors 1–5, The Florence Residences only. Median S$1,771 psf up top from 173 sales, S$1,711 psf low down from 159.

District 19, typical project+1.6%

Middle of 9 projects in District 19 that clear the bar — half fall between -0.7% and +3.5%. 3 came out negative — high floors sold for less in 3 of them.

Every band in District 19, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

Storeys	Median psf	Filed sales
01-05	S$1,548	1,975
06-10	S$1,720	1,344
11-15	S$1,733	1,130
16-20	S$1,703	335

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station

Hougang

787m

Primary schools within 1km

nearest 531m

Primary schools · straight-line distance

Xinmin Primary School531m
Montfort Junior School796m
Holy Innocents' Primary School917m

8 more between 1km and 2km

Yio Chu Kang Primary School1.2km
Xinghua Primary School1.2km
Hougang Primary School1.2km
Rosyth School1.3km
CHIJ Our Lady of the Nativity1.4km
Punggol Primary School1.5km
Palm View Primary School1.9km
Zhonghua Primary School2.0km

A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.

Stations

Hougang787m
Kovan825m
Buangkok1.9km

Also nearby

Hawker centreCi Yuan Hawker Centre927m
ParkRealty Park477m
Other schoolsAnderson Serangoon Junior College304m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

Distance from The Florence ResidencesStraight-line, not walking — what sits between two points is in no dataset here.

7projects within 300m

$1,297–$1,924the middle half, per sq ft

$1,602median of those sales

From 64 filed sales — the 20 most recent at each project, which is all this index keeps. 1 of them is at that limit, so it has sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
Landed · Jalan Tani	141m	2026-07	—	186 sqm	$1,994
Landed · Florence Road	211m	2026-07	—	213 sqm	$2,182
People'S Garden	244m	2026-07	—	179 sqm	$2,003
Landed · Jalan Arif	267m	2026-06	—	287 sqm	$1,743
The Florentine	130m	2026-04	01-05	166 sqm	$1,280
Landed · Jalan Tani	141m	2026-04	—	247 sqm	$1,762
Landed · Jalan Arif	267m	2026-04	—	518 sqm	$1,220
People'S Garden	244m	2026-03	—	171 sqm	$2,713
People'S Garden	244m	2026-02	—	274 sqm	$1,642
Isuites @ Tani	219m	2026-01	01-05	55 sqm	$1,554
Landed · Jalan Tani	141m	2025-12	—	203 sqm	$1,740
Landed · Jalan Arif	267m	2025-12	—	174 sqm	$2,182
The Florentine	130m	2025-11	01-05	110 sqm	$1,419
The Florentine	130m	2025-07	01-05	110 sqm	$1,351
The Florentine	130m	2025-03	01-05	110 sqm	$1,394
Florence Gardens	181m	2025-03	—	303 sqm	$1,524
Florence Gardens	181m	2025-01	—	151 sqm	$2,372
The Florentine	130m	2024-06	01-05	110 sqm	$1,309
The Florentine	130m	2024-04	01-05	115 sqm	$1,333
Landed · Jalan Tani	141m	2022-12	—	184 sqm	$2,016

The 20 most recent are listed, out of 64 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Which way does the unit face?

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

3 permitted planning decisions sit on those bearings within 400m. What it means depends entirely on which:

Approved	Away	Bearing	Height	What
2025-12-08	87m	288° WNW	3 storeys	Extension of written permission for the approved erection of a 3-storey envelope control semi-detached residential dwe…
2025-01-14	369m	276° W	3 storeys	Proposed new erection of a 3-storey envelope control intermediate terrace dwelling house on lot 04863l mk22 at 10c rob…
2025-12-09	369m	276° W	3 storeys	Proposed amendment to approved new erection of a 3-storey envelope control intermediate terrace dwelling house with at…

This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

Where the money actually goes

Drag the sale price. Everything moves.

Cash

Loan

CPF principal

CPF interest

Fees

Sale price · S$1,270,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$1,270,000

Outstanding loan−S$180,000

CPF principal refundBack into your CPF, not lost−S$150,000

CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416

Agent fee (2% + GST) and legal−S$30,486

Cash in handS$857,098

S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.