The Florence Residences: 8 Minutes Walk to Kovan MRT
The defining transit advantage at The Florence Residences is direct walkable access to two North-East Line stations — Kovan MRT (NE13) at 814 metres and Hougang MRT (NE14) at 744 metres. Hougang will become a Cross Island Line interchange (CR8) once the line opens, and two further CRL stations sit within 2 km — Serangoon North (CR9) and Defu (CR7) — deepening multi-line transit access without changing the residence. Buangkok (NE15) on the existing North-East Line completes the wider catchment.
Arrival Water Court
The Florence Residences: Singapore's Largest Club-Condo in District 19
Beyond the headline of being one of the largest condominium developments in Kovan by unit count, The Florence Residences offers a specific set of structural advantages relevant to buyers evaluating the resale market. We catalogue them here without launch-era hyperbole.
Lease Freshness — ~92 Years Remaining
Tenure commenced 24 December 2018 with a 99-year leasehold. Buyers entering The Florence Residences today inherit approximately 92 years of remaining lease — materially longer than most leasehold stock currently transacting in the resale market, where 1990s-era projects often sit below 75 years.
128 Facilities Across 12 Themed Clubs
A 36,162 sqm Kovan site organised into a club-condo concept — Arrival, Clubhouse, Island, Wellness, Hydrotherapy, Kids' Play, Kids' Aqua, Youth & Fitness, Gourmet, Tranquility, Passion and Garden. 128 numbered facilities centred on the signature 80m Island Lap Pool, the largest of its kind in District 19.
8 Minutes Walk to Kovan MRT
The Florence Residences is 814 metres from Kovan MRT (NE13) and 744 metres from Hougang MRT (NE14, also a future Cross Island Line CR8 interchange). Two further Cross Island Line stations within 2 km — Serangoon North (CR9) and Defu (CR7) — will deepen multi-line transit access without changing the residence.
Fully Sold, Post-TOP Resale Lane
TOP achieved 31 March 2023 and the developer sales programme has concluded. The Florence Residences now transacts exclusively on the resale market — meaning no developer pricing campaigns, no launch-day allocation games, and transparent URA caveats and PropNex transaction data as the price reference.
The Clubhouse
The Resale Market Logic: A Mature, Kovan-Anchored, Club-Condo Asset
The Florence Residences on the Resale Market: What Changes Post-TOP
Strategic context: When a Singapore condominium completes its developer sales programme, three things change. The marketing site comes down. The PropertyGuru and 99.co listings expire. And the price reference shifts from developer indicative pricing to URA caveats and PropNex transaction data — the actual transacted prices recorded by the regulator and the largest agency. The Florence Residences crossed that threshold in 2023. Buyers evaluating the project today work with publicly verifiable data rather than developer narratives, which is why preserving the original floor plans, brochure, and site plan matters.
Lease Remaining (from 24 December 2018)
Resale Lane Indicators
*Lease freshness and resale activity indicators relevant to buyers evaluating The Florence Residences on the secondary market.
Logan Property × Nanshan JV
Florence Development Pte. Limited is a joint venture between Logan Property Holdings (Hong Kong-listed since 2013) and Nanshan Group. Logan's Singapore portfolio also includes Stirling Residences in Queenstown.
Layout Variety
10 distinct unit types spanning 1-Bedroom Classic (474 sqft) to 5-Bedroom (1,668–1,916 sqft), with Classic and Deluxe variants offered across 2-, 3- and 4-bedroom collections. Selected stacks include +Study configurations.
Mature Estate Setting
Post-TOP since March 2023, residents have settled, all 128 facilities are operational, and the Biophilia-inspired landscaping has reached visual maturity. Buyers can physically inspect the actual built product rather than evaluating an artist's impression.
Transparent Pricing
Resale transactions are recorded as URA caveats with full visibility on stack, floor, size, and price — supplemented by PropNex transaction data. No developer indicative pricing, no preview-day discounts — the actual transacted band is publicly verifiable.
The Florence Residences Factsheet: Technical Specifications
Full Technical Factsheet 17 specifications · click to expand
| Strategic Detail | Specification |
|---|---|
| Project Name | The Florence Residences (悦湖苑) |
| Developer | Florence Development Pte. Limited (JV: Logan Property Holdings × Nanshan Group) |
| Tenure | 99-Year Leasehold (w.e.f. 24 December 2018) |
| District | District 19 (Kovan, Serangoon Garden, Hougang) |
| Address | 81–97 Hougang Avenue 2 (9 block addresses, principal postal code 538814) |
| Site Area | 36,162 sqm / 389,244 sqft |
| Plot Ratio | 2.8 |
| Gross Floor Area | 111,376 sqm / 1,198,840 sqft |
| Total Units | 1,410 residential units |
| Configuration | 9 blocks of 18-storey apartments |
| TOP | 31 March 2023 (achieved) |
| Legal Completion | 31 March 2026 |
| Connectivity | Kovan MRT (NE13, 814m) and Hougang MRT (NE14/CR8, 744m, future Cross Island Line interchange) |
| Facilities | 128 facilities across 12 themed clubs including the 80m Island Lap Pool, Hydrotherapy Cove, two-storey Clubhouse and Tennis Court |
| Carpark | 1,410 lots + 9 accessible lots |
| MCST | Chambers Property Management Services Pte Ltd |
| Region | Outside Central Region (OCR), Kovan subzone |
For a complete copy of the original developer factsheet (PDF), request the resale archive below.
The Florence Residences Site Plan: 9 Blocks & 12 Themed Clubs
Site Plan Highlights
01. Block Configuration & Orientation
Nine 18-storey blocks (Blk 81 to Blk 97 in odd-numbered sequence) arranged around the central 80m Island Lap Pool. Most units carry north-south orientation as the developer's stated design — a heat-management feature that affects long-term comfort costs more than show-flat aesthetics suggest.
02. Facility Scale & 12 Themed Clubs
128 facilities organised into 12 themed clubs — Arrival, Clubhouse, Island, Wellness, Hydrotherapy, Kids' Play, Kids' Aqua, Youth & Fitness, Gourmet, Tranquility, Passion and Garden. The club-condo concept is the largest of its kind in D19.
03. Site Shape & Hougang Avenue 2 Frontage
Irregular plot bounded by Hougang Avenue 2 to the south, with single-vehicle entry through the Arrival Plaza. The orientation places the residential blocks on the project's interior — buffered from main-road traffic by the central pool axis.
04. Stadium & Low-Rise Context
Hougang Stadium directly opposite the development on Hougang Avenue 2, with predominantly low-rise landed enclaves on the north and east boundaries. Most units therefore enjoy unblocked views toward landed estates, the stadium, or the internal pool — not toward other high-rises.
The Florence Residences Facilities Schedule
All 128 facilities organised across 12 themed clubs — the largest club-condo concept in District 19. Numbering matches the original developer site plan above.
Arrival Club
- Arrival Plaza
- Arrival Waterfall
- Arrival Reflective Pool
- 24/7 Parcel Collection Corner
- Arrival Water Court
- Concierge
- Lobby Reflective Pool
- Lobby Garden
The Clubhouse
- Changing Room
- Steam Room
- Dining Suite
- Multipurpose Suite
- Theatrette with Karaoke (L2)
- Laundrette
- Palm Courtyard
- Gym (L2)
- Jamming Studio (L2)
- Reading Room / Library (L2)
- Verandah Dining
Island Club
- 80m Island Lap Pool
- Island Lounge Pool
- Coastal Pool
- Island Pool Deck
- Sun Bathing Lawn
- Elderly Fitness
- Island Look-out Deck
- Day Bed Deck
- Sand Lounge
- Waterwall
- Ripple Deck
- Ripple Bay
- Mystery Island
- Discovery Island
- Palm Island
Wellness Club
- Tai-chi Lawn
- Stepping Stone
- Chill-out Swing
- Chill-out Cabana
- Water Swing
- Yoga Lawn
- Wellness Salt Pool (0.9m Deep)
- Wellness Salt Pool (1.2m Deep)
- Wellness Pool Deck
Hydrotherapy Club
- Hydrotherapy Cove Pool
- Jacuzzi Cove
- Hydrotherapy Pods with Water Cascade
- Bubble Cove
- Aqua Bike
- Aqua Moonwalker
- Aqua Incline Treadmill
- Aqua Treadmill
- Onsen
- Hot Plunge
- Cold Plunge
- Hydrotherapy Pavilion
- Hydrotherapy Pool Deck
Kids' Play Club
- Adventure Island
- Tree Hammock
- Kids' Play
- Toddlers' Play
- Inclusive Play
- Kids' Club Pavilion
- Kids' Outdoor Fitness
- Trampoline
- Meandering Deck
Kids' Aqua Club
- Meandering Pool
- Aquaplay Water Mounds
- Aquaplay Water Jets
- Aquaplay Water Spouts
- Aquaplay Water Curtain
- Water-Tipping Bucket
- Tropical Bridge
- Water Basketball
- Kids' Pool
- Toddlers' Pool
- Water Splash (Steep)
- Water Slide (Shallow)
Youth & Fitness Club
- Tennis Court
- Multipurpose Court
- Bouldering Wall
- Outdoor Movie Screening
- Punch Bag Corner
- Sparring Ring Pavilion
- Amphitheatre
- Youth Games Corner
- Outdoor Fitness
- Pool Table with Dart Board Pavilion
Gourmet Club
- Italian Pavilion
- Chinese Tea Pavilion
- Wine & Chill Pavilion
- Oriental Gourmet Pavilion
- Japanese Pavilion
- Outback Grill
- Garden BBQ
Tranquility Club
- Garden Hammock
- Rock Cascade Reflective Pool
- Summer Alfresco Lawn
- Summer Picnic Lawn
- Giant Outdoor Chess
- Meditative Walk
- Fern Garden
- Tropical Garden
- Sensory Spa Pavilion
- Meditative Garden
- Firefly Garden
- Reed Garden
- Lily Pond
- Fishing Eco Pond
- Nature Garden Trail
- Reading Pavilion
- Bamboo Garden
- Forest Swing
- Reflexology Path
Passion Club
- Jogging Track
- Bikers' Hangout
- Bikers' Pavilion
- Bikers' Grooming Corner (B1)
- Car Wash Bay (B2)
- Short Mat Bowling Lawn
- Putting Green
- Ikebana Pavilion
Garden Club
- Heliconia Garden Walk
- Fragrance Garden
- Herb Garden
- Green Fingers Garden
- Hanging Garden
- Mondo Grass Garden
- Palm Garden
The Florence Residences Resale Price Snapshot
Transacted resale prices over the trailing 12 months, drawn from PropNex transaction records. The range below combines all bedroom configurations from 1-bedroom suites through 5-bedroom units — note that the lowest and highest cards reflect different unit types (lowest absolute price is a 1-bedroom; lowest PSF is a 3-bedroom; highest absolute price is a 5-bedroom; highest PSF is a 4-bedroom).
Source: PropNex Ltd. Indicative resale data accurate as of 27 April 2026. For granular cuts — specific bedroom configuration, stack, floor band, or year-on-year movement — request directly via WhatsApp or the form below.
The Florence Residences Rental Yield Performance
Rental rates and yields by bedroom configuration over the trailing 12 months (1-year window). Yields shown are calculated against the prevailing transacted sale prices for each unit type. Note the smaller-unit yield premium — 1-bedroom units average 3.98% versus 2.73% for 3-bedrooms — reflecting how Florence's smaller stock has absorbed post-TOP rental tightening more efficiently than family-sized configurations.
| Type | Size (sqft) | Monthly Rent | Rent PSF | Rental Yield | Avg Yield |
|---|---|---|---|---|---|
| 1 Bedroom | 474 – 527 | $2,500 – $3,250 | $4.31 – $6.89 | 3.04% – 5.06% | 3.98% |
| 2 Bedrooms | 624 – 797 | $3,000 – $4,500 | $4.40 – $6.15 | 2.45% – 5.00% | 3.33% |
| 3 Bedrooms | 893 – 1,281 | $3,900 – $4,900 | $4.11 – $5.29 | 1.93% – 3.79% | 2.73% |
| 4 Bedrooms | 1,270 – 1,389 | $6,700 – $6,900 | $5.36 – $5.52 | 2.95% – 3.17% | 3.04% |
| 5+ Bedrooms | 1,668 – 1,679 | — | — | — | — |
Source: PropNex Ltd, 1-year rental window. Data accurate as of 27 April 2026. 5+ bedroom yield not reported due to limited rental transaction sample. Historical reporting only — figures do not represent forecasts.
The Florence Residences Buyer Profile
Buyer composition by residential status and purchaser address indicator across recorded transactions. Useful context for buyers evaluating the owner-occupier mix and the typical buyer pathway into the development.
Nationality by Residential Status
Purchaser Address Indicator
Where buyers were living before purchasing — a proxy for upgrader pathway. HDB-majority composition signals a mass-market upgrader path; private-majority composition signals investor or repeat-buyer activity.
Source: PropNex Ltd, recorded purchases. Data accurate as of 27 April 2026. Percentages may not sum to 100% due to rounding or unclassified entries.
The Florence Residences Unit Mix & Configuration
A breakdown of the 10 unit types across the development. The 2-Bedroom Deluxe is the dominant single SKU at 292 units (20.7% of stock); the 3-Bedroom Classic and 3-Bedroom Deluxe combined account for a further 386 units favoured by family upgraders. Maintenance fees are managed by Chambers Property Management Services (MCST); current rates available on request.
Full Unit Mix Breakdown 10 unit types · click to expand
| Unit Type | Units | Size (sqft) | Notes |
|---|---|---|---|
| 1-Bedroom Classic | 216 | 474 – 603 | Compact 1-bedroom layout |
| 1-Bedroom + Study | 72 | 527 – 667 | 1-Bedroom with dedicated study |
| 2-Bedroom Classic | 264 | 624 – 807 | Standard 2-Bedroom configuration |
| 2-Bedroom Deluxe | 292 | 646 – 915 | Largest single SKU — 20.7% of stock |
| 2-Bedroom + Study | 52 | 700 – 926 | 2-Bedroom with dedicated study |
| 3-Bedroom Classic | 232 | 893 – 1,206 | Family-sized standard configuration |
| 3-Bedroom Deluxe | 154 | 990 – 1,281 | Larger living and dining areas |
| 4-Bedroom Classic | 64 | 1,270 – 1,582 | Standard 4-Bedroom collection |
| 4-Bedroom Deluxe | 16 | 1,389 – 1,701 | Premium 4-Bedroom variant |
| 5-Bedroom | 48 | 1,668 – 1,916 | Top-tier configuration |
Total: 1,410 residential units across 10 unit types. Individual floor plans for all unit types are available by request.
The Florence Residences Location: Established Kovan Catchment
The Florence Residences sits within an established Kovan enclave with mall, MRT, hawker centres, and primary schools already in place — the resale buyer's typical preference over growth-corridor speculation. Unique among District 19 mass-market developments for its directly-opposite Hougang Stadium frontage.
Transit Connectivity
Kovan MRT (NE13, 814m) and Hougang MRT (NE14/CR8, 744m) — Hougang will become a Cross Island Line interchange once operational. Serangoon Interchange one MRT stop south, Dhoby Ghaut Interchange seven stops via the North-East Line.
Retail & Hawker Heritage
Heartland Mall Kovan and NEX Serangoon within walking-plus-feeder-bus range; Hougang Mall, Kang Kar Mall, Hougang 1, myVillage at Serangoon Garden in the wider catchment. Kovan 209 Food Centre, Teck Chye Food Street, Hougang Hainanese Village Centre, and Chomp Chomp Food Centre anchor the established hawker heritage.
Hougang Stadium & Sports Facilities
Hougang Stadium directly opposite the development, with Hougang Swimming Complex / Sports Centre at 240 metres. Punggol Park and Punggol South Park within the wider green corridor for jogging, picnics, and family weekends.
Educational Catchment
Three primary schools within 1 km Phase 2C MOE registration band — Xinmin Primary (693m), Montfort Junior (776m), Holy Innocents' Primary (784m). Five secondary schools within 1.2 km. Anderson Serangoon Junior College adjacent at 242m.
Healthcare & Community Anchors
Hougang Polyclinic within the immediate catchment supports day-to-day healthcare needs. Sengkang General Hospital and Sengkang Community Hospital within the wider Northeast catchment. Kovan Community Centre and Hougang CC anchor neighbourhood programmes.
Employment Pipeline
Tai Seng Industrial Estate, Defu Industrial Estate, and Defu Industrial City (under construction) form the immediate employment cluster. Punggol Digital District (Singapore's first integrated tech-business district) and Paya Lebar iPark within a 15-minute drive.
Schools within Catchment
All MOE-registered schools within the broader catchment. The 1km and 2km thresholds matter for primary school registration Phase 2A/2B/2C priority allocation. Three primary schools fall within the 1 km Phase 2C band — Xinmin Primary, Montfort Junior, and Holy Innocents' Primary — making The Florence Residences a strong Kovan catchment option for primary school registration.
MRT, LRT & Rail Transit
MRT stations within the broader catchment. Hougang and Kovan are the immediate North-East Line connectors, with Hougang becoming a Cross Island Line interchange once the line opens. Two additional Cross Island Line stations sit within 2 km.
| Type | Station | Line Code | Distance | Notes |
|---|---|---|---|---|
| MRT | Hougang | NE14 / CR8 | 744 m | NEL operational; CRL future interchange |
| MRT | Kovan | NE13 | 814 m | NEL operational |
| MRT | Serangoon North | CR9 | 1.09 km | Cross Island Line, future |
| MRT | Defu | CR7 | 1.47 km | Cross Island Line, future |
| MRT | Buangkok | NE15 | 1.87 km | NEL operational |
Bus Stops 5 stops · click to expand
Closest bus stops with key SBS/SMRT services for residents commuting outside MRT coverage.
| Stop | Road | Distance | Bus Services |
|---|---|---|---|
| Opp Blk 709 | Hougang Avenue 2 | 198 m | 107, 107M, 112, 113, 132, 25, 325, 55, 62, 62A, 82, 854, 854e |
| Opp Hougang Swim Cplx | Hougang Avenue 10 | 240 m | 107, 107M, 113, 325, 62, 62A, 82 |
| Blk 708 | Hougang Avenue 2 | 244 m | 107, 107M, 112, 113, 132, 25, 325, 55, 62, 82, 854 |
| Hougang Swim Cplx | Hougang Avenue 10 | 252 m | 107, 107M, 113, 325, 62, 82 |
| Blk 615 | Hougang Avenue 2 | 271 m | 112, 132, 25, 55, 854, 854e |
Source: PropNex Ltd amenity data. Distances measured from project boundary, accurate as of 27 April 2026.
The Florence Residences in the Kovan Skyline
Unlike growth-corridor developments where the buyer is betting on a future precinct, The Florence Residences sits in an established Kovan enclave that already has its mall, MRT, hawker centres, and primary schools in place. The aerial view shows the project's scale relative to the surrounding low-rise landed estates and Hougang Stadium — context that matters more for resale buyers than any URA Master Plan overlay.
Aerial view artist's impression. The Florence Residences seen from the south, with Hougang Stadium in the foreground and Kovan's predominantly landed estates surrounding the development.
The Visual Appendix: The Florence Residences Gallery
Architectural renders and facility highlights from the original developer materials.
The Clubhouse
Two-storey Clubhouse with the high-ceiling Dining Suite and Multi-purpose Suite.
80m Island Lap Pool
Eye-level view across the 80-metre lap pool that anchors the Island Club.
Island Lap Pool — Top View
Aerial view of the organic-curve Biophilia pool design with surrounding tropical landscape.
Hydrotherapy Cove Pool
Night-lit cabana seating in the Hydrotherapy Club.
Arrival Water Court
Rock cascade water feature flanked by the twin lift lobbies at arrival.
The Florence Residences: The Dunamis Resale Lens
The Florence Residences represents the post-TOP Kovan leasehold landscape at scale — 1,410 units across nine 18-storey blocks, 128 facilities organised into 12 themed clubs, and the largest club-condo concept in District 19. Buyers evaluating Florence on the resale market are weighing the unusually Singaporean buyer profile (86.99%), the established Kovan enclave with three primary schools inside 1 km, and 1-bedroom rental yields up to 5.06% (Avg 3.98%) against alternatives like Riverfront Residences (the comparable D19 mass-market mega-launch reference) and Treasure at Tampines (different-district resale-pilot benchmark). The transparent URA caveat trail and PropNex transaction data make Florence's resale lane a research-grade decision rather than a launch-day allocation contest.
FACTUAL SUMMARY: A FULLY SOLD, POST-TOP D19 KOVAN DEVELOPMENT WITH ~92 YEARS OF LEASE REMAINING, 128 FACILITIES ACROSS 12 THEMED CLUBS, 86.99% SINGAPOREAN BUYER PROFILE, RENTAL YIELDS UP TO 5.06% ON 1-BEDROOM UNITS, AND COMPLETE TRANSACTION-PRICE TRANSPARENCY ON THE RESALE MARKET.
Real Estate Strategy Requires Precision.
To evaluate specific The Florence Residences stacks, floor bands, or unit configurations against your portfolio criteria, request the resale archive and a follow-up consultation.
Trusted Advisors
Sam Tan
(R060444I)
Lisa Wong
(R059194J)
The Florence Residences: Floor Plan & Brochure Library
The original The Florence Residences marketing materials from the 2018-2019 launch — including the developer brochure, complete floor plan suite for all 10 unit types, and the official site plan with 128-facility legend — are maintained in the Dunamis archive. Accessible to resale-market buyers via the request form below or directly through WhatsApp.
3-Bedroom Classic · Type 3C5a · 87 sqm / 936 sqft
3-Bedroom Deluxe · Type 3D4a · 94 sqm / 1,012 sqft
Two sample layouts above showing the same-bedroom Classic-vs-Deluxe tier comparison. Complete suite for all 10 unit types — including 1-Bedroom Classic, 1-Bedroom + Study, 2-Bedroom Classic, 2-Bedroom Deluxe, 2-Bedroom + Study, 4-Bedroom Classic, 4-Bedroom Deluxe, and 5-Bedroom — available by request.
Original Research
The Two Clocks Problem: Why New Launch Prices Lift Leasehold Value
Your 99-year lease ticks down every year — but new launch prices nearby keep pulling resale values up. Here is what 30 years of data actually show, and why the popular lease-decay forecasts get it wrong.
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The Florence Residences FAQ: Site Plan, Floor Plan, MRT & Resale Questions
No. This page covers The Florence Residences at 81–97 Hougang Avenue 2, Kovan, Singapore (D19) — a 1,410-unit development by Florence Development Pte. Limited (Logan Property × Nanshan Group joint venture) that completed in March 2023. The Florence Residence at McKinley Hill is a separate development in Bonifacio Global City, Manila. Florence Regency was an older Singapore condominium that previously stood on this same Hougang Avenue 2 site before being acquired and redeveloped — it is the en-bloc predecessor to The Florence Residences, not a current property. The Florentine is an unrelated D11 condominium at Mergui Road.
No. The Florence Residences is a private condominium, not an Executive Condominium. There are no MOP (Minimum Occupation Period) restrictions on resale, no income ceiling for buyers, and foreigners may purchase subject to Additional Buyer's Stamp Duty (ABSD). The development is on a 99-year leasehold tenure commencing 24 December 2018.
The full site plan and all unit-type floor plans are linked from the Floor Plan & Brochure section above. The site plan shows nine 18-storey blocks (Blk 81 to Blk 97 in odd-numbered sequence) arranged around the central 80m Island Lap Pool. Floor plan extracts on this page show the 3-Bedroom Classic (Type 3C5a, 87 sqm / 936 sqft) and 3-Bedroom Deluxe (Type 3D4a, 94 sqm / 1,012 sqft) — the most viewed configurations among family upgraders. The complete brochure with all 10 unit types is available via the form below.
Based on the most recent 12-month PropNex data, sale prices range from $770,000 to $3,300,000 with an average of $1,473,168 (~$1,846 PSF). The lowest PSF transaction was $1,519 (a 3-bedroom unit), the highest PSF was $2,141 (a 4-bedroom unit). Breakeven price for a typical resale buyer depends on financing structure, ABSD profile and intended holding period — speak to the Dunamis advisory team for a tailored breakeven model based on your circumstances. Indicative resale data accurate as of 27 April 2026.
The Florence Residences is 814 metres from Kovan MRT (NE13, North-East Line) and 744 metres from Hougang MRT (NE14, also a future Cross Island Line CR8 interchange station). The future Cross Island Line will add two further stations within 2 km — Serangoon North (CR9, 1.09 km) and Defu (CR7, 1.47 km) — giving residents access on two interconnected lines once the line opens. Buangkok (NE15, 1.87 km) on the existing North-East Line is also within walking-plus-feeder-bus range.
Three Singapore primary schools fall within the 1 km Phase 2C MOE registration band: Xinmin Primary School (693 m), Montfort Junior School (776 m), and Holy Innocents' Primary School (784 m). Two more sit within the 2 km Phase 2B band — Xinghua Primary School (1.1 km) and Yio Chu Kang Primary School (1.2 km). Anderson Serangoon Junior College is also adjacent at 242 m on Upper Serangoon Road.
PropNex transaction data shows 86.99% of owners are Singaporean, 12.12% are Permanent Residents, and 0.89% are foreigners — one of the most Singaporean-heavy buyer profiles among District 19 mass-market mega-launches. By prior address, 62% of buyers came from HDB and 37% from existing private property — a typical HDB-upgrader-dominant pattern that reflects The Florence Residences' positioning as a Kovan resale option for established families.
The Florence Residences is developed by Florence Development Pte. Limited, a joint venture between Logan Property Holdings Company Limited (Hong Kong-listed since 2013) and Nanshan Group. Logan Property's Singapore portfolio also includes Stirling Residences in Queenstown. The development obtained its Temporary Occupation Permit (TOP) on 31 March 2023, with legal completion expected by 31 March 2026.