FLORAVILLE is a freehold development along CACTUS ROAD in District 28 (Seletar / Yio Chu Kang), part of the OCR segment of Singapore's private residential market. The project comprises 50 units and is TOP 2018.
This profile draws on 17 recorded transactions from URA to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 8 years from TOP, FLORAVILLE is in the early-mature phase: facilities are well-broken-in, strata operations are stable, and pricing has been through one or two market cycles — making comparable-sales analysis meaningful.
Within District 28 (Seletar / Yio Chu Kang), the immediate context for FLORAVILLE is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 17 sales and 63 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the FLORAVILLE dashboard.
- Average sale price: $1,062,588 across 17 transactions
- Estimated gross rental yield: 3.1%
- District 28 PSF ranking: Above average (top 35%)
- Freehold tenure · OCR · D28 · 50 units
About FLORAVILLE
FLORAVILLE is a freehold condominium, located at CACTUS ROAD in District 28 (Seletar) (Outside Central Region), developed by OXLEY YCK PTE LTD, comprising 50 residential units, completed in 2018.
As a freehold property, FLORAVILLE does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at FLORAVILLE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 4 | $1,626 psf | $652,500 |
| 1 BR | 6 | $1,486 psf | $913,167 |
| 2 BR | 4 | $1,421 psf | $1,143,750 |
| 3 BR | 1 | $1,261 psf | $1,520,000 |
| 4 BR | 2 | $1,365 psf | $1,940,000 |
Sales Market Overview
FLORAVILLE has recorded 17 sale transactions with an average transaction price of $1,062,588, ranging from $600,000 to $2,000,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,243 psf | $990,000 | — |
| 2022 | 5 | $1,430 psf | $976,600 | ↑ 15.0% |
| 2023 | 4 | $1,561 psf | $855,000 | ↑ 9.2% |
| 2024 | 4 | $1,479 psf | $1,114,500 | ↓ 5.3% |
| 2025 | 3 | $1,514 psf | $1,437,667 | ↑ 2.4% |
FLORAVILLE ranks in the top 35% of condos in District 28 by average PSF.
Compared to the OCR average of $1,550 psf, FLORAVILLE trades 4.8% below the segment benchmark.
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Rental Market Overview
FLORAVILLE has recorded 63 rental transactions with monthly rents averaging $2,756/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 21 | $2,243/mo | $1,600/mo | $2,550/mo |
| 2 BR | 23 | $2,800/mo | $2,100/mo | $3,500/mo |
| 3 BR | 19 | $3,268/mo | $2,300/mo | $4,300/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 11 | $2,327/mo |
| 2022 | 13 | $2,600/mo |
| 2023 | 10 | $2,990/mo |
| 2024 | 13 | $2,962/mo |
| 2025 | 13 | $2,912/mo |
| 2026 | 3 | $2,650/mo |
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Investment Analysis
Based on average rents and sale prices, FLORAVILLE delivers an estimated gross rental yield of 3.1%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 28
Side-by-side comparison against the most actively traded condos in District 28 (Seletar):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PARC GREENWICH | 99 yrs lease commencing from 2020 | 496 | $1,234 psf | 496 |
| HIGH PARK RESIDENCES | 99 yrs lease commencing from 2014 | 1376 | $1,482 psf | 407 |
| THE TOPIARY | 99 yrs lease commencing from 2012 | 700 | $1,223 psf | 401 |
| PARC BOTANNIA | 99 yrs lease commencing from 2016 | 735 | $1,592 psf | 206 |
| SELETAR HILLS ESTATE | 999 yrs lease commencing from 1879 | — | $1,495 psf | 195 |
Location Map
Map shows FLORAVILLE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- FLORAVILLE
- Yio Chu Kang MRT
- Nanyang Polytechnic
- Institute of Technical Education (College Central)
Nearby MRT Stations
FLORAVILLE is 1.3 km from Yio Chu Kang MRT (North-South Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Yio Chu Kang | NS15 | North-South Line | 1.3 km |
Nearby Schools
There are 2 schools within 2 km of FLORAVILLE.
| School | Type | Distance |
|---|---|---|
| Nanyang Polytechnic | Tertiary | 1.3 km |
| Institute of Technical Education (College Central) | Tertiary | 1.7 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Boutique character. With 50 units, FLORAVILLE keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Nanyang Polytechnic sits about 1.26km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
MRT is a commute, not a walk. The nearest station is 1.32km away — beyond the 10-minute walking threshold for most tenants. Capital appreciation will track the broader district trend without the MRT-proximity premium. Bus / own-vehicle commuters dominate the catchment.
Thin transaction history. With only 17 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ⚠️ CBD commuter: Bus or own-vehicle commute likely required
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): Verify tenant-pool depth in immediate catchment
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: FLORAVILLE sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 17 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for FLORAVILLE?
What is the rental yield for FLORAVILLE?
Is FLORAVILLE freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 17 transactions analysed
- Rental data: 63 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for FLORAVILLE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 483 condo transactions recorded in District 28 over the last 12 months, 92% resale, 8% new sale, 0% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 28 reads 163.6 as of June 2026 — down 1.7% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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HDB Alternatives Nearby
Weighing FLORAVILLE against staying public? These HDB towns sit within walking or short-drive distance:
- Ang Mo Kio — 4-room average $724,816 (1.4 km away), an upgrader gap of about $350,000