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Property Reviews - The Florence Residences 悦湖苑

The Florence Residences is another fast-selling residential development in District 19.

Expected TOP in March 2023. 93% of the development is sold. Balance to date (25/01/2022) is 106 units, you still have a choice of 1-bedroom to 5-bedroom unit types for you to choose.

Let me share with you my review of the Florence Residences.

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

Project Review for The Florence Residence
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.

The Florence Residence project review

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.

Site plan for The Florence Residence

All the blocks are orientated in a north-south direction, surrounded by the 80m island pool in the middle of the development. Each block has a good distance with an average of 20m apart. The different 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.

Rare residents concierge services in The Florence Residence in an OCR development.
Residents Concierge Service

Fitting And Fixtures In The Unit

The thoughtfulness and consideration of the developer in designing a smart storage system do give a plus point to the development. It is 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 organise the daily use of spices. The adjustable wardrobe system gives you the flexibility to organise the storage of your clothing.

Smart home devices 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. The ceiling height in the unit is 2.725m which is slightly lower than some of the developments in the market.

Let's take a look at some of the layouts of the development. This is all the shown flat units.

The Florence Residences – 1-bedroom + Study

I bedroom unit in the Florence Residence

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 the open kitchen concept, allows the unit to visually look much more spacious than its size. This unit type is good for investors, young couples without kids and singles. Small unit, low entry price and easy to take care of.

The Florence Residences – 2-Bedroom 2-bath

2 bedroom unit in the Florence Residence

This 2-bedroom deluxe unit. A 2-bedroom size of 667 sqft with 2 baths is quite common now in the market. This layout, Good for newlywed couples or families with one kid. For investors, this can be one of your options. The 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 of the whole unit. The balcony is well proportionate, 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

3 bedroom unit in the Florence Residence

This 3-bedroom classic is the smaller size 3-bedroom in the development. The common room is of the same size which is 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 a comfortable seating place.

Very efficient layout with limited spaces wastage.

The Florence Residences – 5-bedroom Penthouse

5 bedroom PH unit in the Florence Residence

This is a 5-bedroom penthouse unit, with 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 gives up an upgrade to this unit, with a ceiling height of 3.4M giving 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 a prime area.

The Florence Residences – My Choice Stacks

There are many room types and layouts in the development, all units will have difference facing and views. The following are 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 choices, not only the unit is located on 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's pool is close to this unit, just perfect for a family with small children, you can easily watch over them on your balcony.

Location Of The Florence Residences

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

Types Of Amenities Within The Florence Residences

Primary schools near The Florence Residences

There are quite many elite primary schools within 1km to 2 km from the Florence Residences. For parents who are preparing to look for good elite primary schools for their children, 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 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 malls. 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 shopping malls.

The Nex Mega Mall is only 2 Stations from Hougang MRT station, the Florence Residence
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.

Chomp Chomp the famous Hawker in Serangoon garden , 5 minutes drive from The Florence Residence

The Florence Residences Pricing

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

Price comparison, low entry price for the Florence Residence

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

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

low entry price for the Florence Residence

Future Changes within Hougang / Kovan Area

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

The contruction of the cross island line benefits the residents of The Florence Residence

Travelling Time reduce once the cross island line in operation, benefit the residents of the Florence Residence

Defu Industrial Park

The Revamping of Defu Industrial park, provide better invetments value for the Florence Residence

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 is completed, an additional 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 time, demand for the rental unit will increase.

Upcoming Potential Land Supply In Kovan / Hougang Area

potential land release by government in hougang/kovan area, limited land supply give more value appreciation to the Florence Residenceo

Hougang / Kovan area is a mature estate, hence not much land now can use for future residential development. There are only 3 potential land parcels that 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.

Guide Price for The Florence Residence


#17-01 484sqft / 45sqm S$956,000

1-bedroom + Study

#16-02 527sqft / 49sqm S$1,053,000

2-bedroom Classic

#17-05 635sqft / 59sqm S$1,149,000

2-bedroom Deluxe

#16-48 667sqft / 62sqm S$1,293,000

3-bedroom Classic

#02-33 980sqft / 91sqm S$1,601,000

3-bedroom Deluxe

#03-46 1012sqft / 94sqm S$1,665,000

4-bedroom Classic

#17-41 1281sqft / 119sqm S$2,359,000


#03-75 1668sqft / 155sqm S$2,752,000

*price quote is accurate as of 25/01/2022, and subject to change without prior notice.

To Summarise

The Florence Residences, I give a rating of 90 based 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 bring the estate to another level in terms of jobs opportunity, lifestyle, transport etc.

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

The high potential of value appreciation is due to the conversion of the various sector with the 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.

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About the Author

top agent in Singapore,

Peter Tan Choon Guan, The Real Estate Guy.

Associate District Director and Project IC with Huttons Asia Pte Ltd.

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, representing schools and organisations in the National Tournament. He is also active in track and field, 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 is another area he is interested in, in obtaining 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. All the exposal created him a leader by nature, able to train and guide people.

Started to run in own business in the year 1995 and ended business in years 2013. This allows him to be able to communicate at all levels of 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 his hand on investment himself, he will be able to provide you with real-time property insight and strategic planning for your property investment through Property Wealth Planning System.

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

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