Property Reviews - The Florence Residences

Updated: 6 days ago

The Florence Residences Rating: 90

Development : 8.5/10

Transportation Link : 9/10

Surrounding Amenities : 9/10

Prices : 10/10

Future Development : 8.5/10

The Florence Residence

The Florence Residences - Development Facilities

The Florence Residences is one of the new launch residential development in district 19 in the year 2019. A 99-year leasehold development on a land size of 389,236 square feet. Total of 9 residential blocks of 18 stories. 1410 units consist of 1 bedroom to 5 bedrooms layout.



I like the idea of a club living concept. This gives the owners of the Florence Residences a resort lifestyle living. Just imagine after a hard day's work, you can enjoy and relax, pamper with all the resorts facilities, 12 clubs and 128 facilities.


All the blocks are orientated in a north-south direction, surrounded the 80m island pool in the middle of the development. Each block has a good distance with an average of 20m apart. The difference club theme caters to all the needs of the individual groups in the project.

The Resident Concierge Services

Unlike the luxury residential development in the CCR (Centre Core Region), Residents Concierge Services is rare in the OCR (Outside Centre Region). The Florence Residences could be the first in the Kovan / Hougang, district 19 areas.





Residents Concierge Service

Fitting And Fixtures In The Unit



The thoughtfulness and considerate of the developer in designing a smart storage system does give a plus point to the development. It a simple system, but not many people think of that. The extra holder in the DB boxes allows the owner to keep the brooms and mop neatly.


Additional storage beside the kitchen cabinet, give the owner a better place for them to organises the daily use of spices. The adjustable wardrobe system gives you the flexibility to organise the storage of your clothing.


Smart home devices, these are some features that most of the new launch development will come with it. The Florence Residences have all in one go, smart living at your fingertips.

You not only can control all the appliances in your unit, but you can also book your facilities, register your visitors etc. All within an app with your fingertip.



The Florence Residences Unit Types

A total of 1410 units in The Florence Residences, from 1-bedroom to 5-bedrooms layout. The sizes and layout are quite similar to other new launch projects.

Most of the common room is below 9 sqm, but yet it can allow a queen sizes bed in the room. Ceiling height in the unit is 2.725m which is slightly lower than some of the developments in the market.

Let take a look at some of the layout of the development. This is all the show flat units.

The Florence Residences – 1-bedroom + Study



This 1 bedroom + Study is one of the sizable layouts in the market. 527 sqft. I like the layout where they place the study area, a cosy and quiet location and not affected the visual of the living and dining area. The sizable balcony allows you to place an outdoor table and chairs, giving you a moment of relaxation after a hard day's work, enjoying the view from the balcony.


A 25.5 sqM living and dining area is a luxury for a 1 bedroom unit, and with the open kitchen concept, it allows the unit to visually look much spacious than its sizes. This unit type is good for investor, young couple without kids and singles. Small unit, low entry price and easy to take care.

The Florence Residences – 2-Bedroom 2-bath




This 2-bedroom deluxe unit. For a 2-bedroom size of 667 sqft with 2 baths is quite common now in the market. For this layout, Good for newlywed couple or family with one kid. For investors, this can be one of your options. Sizes of the living and dining area are comfortable for a small family.


Similar to the 1 bedroom unit, the open concept kitchen does give you a spacious visual to the whole unit. The balcony is well proportion, a set of outdoor furnishing can be placed and yet with ample walkway. Some people might don't like the long walkway from the entrance.

This walkway actually gives you a visual surprise when you enter the unit, a shallow to a spacious living and dining area.

The Florence Residences – 3-bedroom Classic


This 3-bedroom classic is the smaller size 3-bedroom in the development. The common room is of the same sizes which are rare in the market for this kind of 3 room unit type. An ideal choice 3 bedroom layout for a family of 4, the entry price is excellent for upgraders.

The balcony is spacious to place the dining set for 4 people with comfortable seating place.

Very efficient layout with limited spaces wastage.

The Florence Residences – 5-bedroom Penthouse

This is a 5-bedroom penthouse unit, limited units available. The common room comparable to other unit types is much more spacious. The landscape balcony gives you the huge space that you have extended from the living hall. The dry and wet kitchen give up an upgrade to this unit, with a ceiling height of 3.4M give you a feel that you are having a landed house in the air.

This 5 bedroom unit is perfect for a multi-generation family. the private lift gives up a feeling that you are owning a luxury home in the prime area.

The Florence Residences – My Choice Stacks

There are many room types and layout in the development, all units will have a difference facing and views. The following is my recommended choice stacks.

1-bedroom - Stack 60 and 45. Stack 60 will be a quiet unit with no afternoon sun and yet still enjoy sufficient sunlight coming into the unit, furthermore with nice visage pool view where stack 45 will be facing the landed housing view.

2-bedroom – Stack 40and stack 31 will be one of the best choice, not only the unit is located at a quiet block, but it also has a full swimming pool view.

3-bedroom – I will recommend stack 39 and stack 40 for the first pick. his 2 stacks will have the full swimming pool view, especially stack 39, it also has the landed view as well.

4-bedroom - I will be preferred stack 61, no afternoon sun and we still can enjoy the facilities view, and water features.

5-bedroom – Stack 50 will be an ideal choice. You can have a nice pool view with no afternoon sun. The children pool is close to this unit, just perfect for a family with small children, you can easily watch over them at your balcony.

Location Of The Florences Residences

I like the location of The Florence Residences, you are pampered with transportation accessibility, schools and amenities

Types Of Amenities Within The Florences Residences

Primary schools near The Florence Residences



There are quite many elite primary schools with the 1km to 2 km from the Florence Residences. For parents who are preparing to look for good elite primary schools for their child, the Florence Residence will be a good choice for you.

Transportation Within The Florence Residences


The Hougang MRT station is just 800m from The Florence Residences, the estimate is around 7 minutes walking distance from the development. Buses are easily accessed along Hougang Avenue 2 and of course, for people who drive, you can easily access to the KPE, TPE and CTE within 5 minutes.

Shopping And Dining Area Within The Florence Residences

The North-East MRT lines are one of the MRT kine that pass through lots of shopping mall. Next to the Hougang MRT station is the Hougang Mall, moving north-east, followed by the Hougang Grand ( in construction beside Buangkok MRT station), Compass Point and The Water Waypoint at Punggol.


Moving down to town from Hougang MRT station, next will be the Heartland mall at Kovan, followed by the Maga mall Nex at Serangoon MRT Station and to town, there are abundant of shopping malls.

The Nex Mega Mall

For people who craft for foods, along Upper Serangoon Road, you have famous Punggol Nasi Lemak and other restaurants.



The Serangoon garden is another area where you can look for your favourite foods, and it is just a couple of minutes drive away.


The Florence Residences Pricing

I can say that compare to the numbers of new launch within District 19, The Florence Residences is one of the lowest prices in the area. The average pricing in the development is on S$1,450psf.


Everyone knows that location is an important factor when looking to buy a property, the Florence Residences fulfilled that. How about the entry price?

At an average of S$1,450psf make The Florence Residences more affordable.


Future Changes within Hougang / Kovan Area

Hougang new interchange, the new cross line station will be located. This will benefits the residents in Hougang / Kovan in cutting down their travelling times.




Defu Industrial Park


The new master development plan for Defu Industrial Park is to create a green and sustainable industrial park of tomorrow. The project is currently under construction and expected to complete in 2020 / 2021. Once it completed, additional of 1.7M sqM of industrial space will be created for trade in the Precision engineering, biomedical, clean energy and logistic.

This will also create jobs and at the same times, demand for the rental unit will increase.

Upcoming Potential Land Supply In Kovan / Hougang Area



Hougang / Kovan area is a mature estate, hence no much land now can use for future residential development. There are only 3 potential land parcels could be released. What could be the land price by then? What will be the possible appreciation for The Florence Residences?

You know the answer.

To Summarise


The Florence Residences, I give a rating of 90 bases on the facts I provided in this article.

The Florence Residences is a development located in a mature estate where all amenities are already in place. The new master plan also makes the estate rooms to bring the estate to another level in terms of jobs opportunity, lifestyle, transports etc.

Low entry price and efficient layout are one of the main advantages of this development.

The high potential of value appreciation due to the conversion of the various sector with Hougang / Kovan area and also the nearby ongoing changes in the Seletar Aerospace, the Paya Lebar centre etc.

Keen to understand more about The Florence Residences? Contact me at 94896105.

If The Florence Residences is not what you're looking for, please do let me show you other developments within these areas for you to compare. Just get in touch with me at 94896105.


If you have doubt, do give me the opportunity to have a free 30 minutes online consultation with you.




If you find this article is useful to one of your friends, please like, comments and share with them.


About the Author


Peter Tan Choon Guan, The Real Estate Guy.

Senior Associate Group Director with OrangeTee & Tie.


Since 1995, he has been providing professional consulting services to clients in Singapore and beyond. From strategic planning to innovative solutions, his focus is always on building an efficient and results-driven relationship. He will work with you to create a customized plan of action for yourself or your organization.


Peter is an adventurous person, he is a basketball player since school times, represent schools and organisation in the National Tournament. He is also active in track and fields, participated in school events and national events and got a bronze medal for his Long Jump events and a silver medal in his 100M run.


Water sports in another area he is interested, obtained a few medals for his canoeing competition. He conquered Mount Kinabalu in East Malaysia, Mount Tahan and Mount Ophir in East Malaysia.


He is enlisted into National Services as Naval personnel, a Section IC in his department. Appointed to Acting Platoon Sergeant during his Reservist.


During school times, he is a class monitor and a school prefect during his primary school time. Become a youth leader in a later stage. With all the exposal created him a leader by nature, able to train and guide people.


Starting to run in own business in the year 1995 and ended his business in years 2013. This allows him to be able to communicate at all levels in society. Joining the Real Estate Industry in the year 1995 as a part-timer, after he ended his business in 2013, he focuses on Real Estate consultation, not only starts to invest in property himself, he also assisted more than 350 property investors to build their wealth in property investment.


With the hand on investment himself, he will be able to provide you with the real-time property insight and strategic planning for your property investment through Property Wealth Planning System.


WhatsApp Peter if you need any assistant. If you do like this article, please give me some comments and like.


  • download
  • whatsapp logo
  • Peter Tan Choon Guan Instagram
  • Twitter
  • LinkedIn
  • Facebook

©2020 by Real Estate Guy, Peter Tan Choon Guan, Navis Living Group, A division of OrangeTee & Tie Real Estate Agency Singapore

430 Lorong 6 Toa Payoh #01-10 OrangeTee Building Singapore 319402, Tel: +65 9489 6105