Fiorenza
Fiorenza is a freehold condominium in District 19 (Punggol, Hougang, Serangoon Gardens), within Singapore's Outside Central Region (OCR). Completed in 2012, the development comprises 28 units. This page tracks recorded sale prices, rental contracts and yield trends from URA data.
Overview & Key Facts
FIORENZA is a freehold condominium at FLORENCE ROAD in District 19 (OCR), developed by KOH BROTHERS DEVELOPMENT PTE LTD, comprising 28 units, completed in 2012.
Location & Connectivity
FIORENZA is approximately 400m from Kovan MRT station, with 2 stations within 1.5 km.
Schools & Education
21 schools within 2 km (9 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Holy Innocents' Primary School | Primary | 40m |
| Holy Innocents' High School | Secondary | 80m |
| St. Gabriel's Primary School | Primary | 320m |
| Hougang Primary School | Primary | 420m |
| Hougang Secondary School | Secondary | 430m |
| Xinmin Primary School | Primary | 430m |
| Xinmin Secondary School | Secondary | 570m |
| Montfort Secondary School | Secondary | 690m |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 3 | $1,378 psf | $1,156,667 |
| 3 BR | 4 | $1,247 psf | $1,578,000 |
| 4 BR | 3 | $1,297 psf | $1,882,667 |
| 5+ BR | 1 | $1,312 psf | $2,500,000 |
Market Position
FIORENZA has recorded 11 sales at an average price of $1,630,000.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at FIORENZA typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:
| Type | Avg Rent | Avg Price | Gross Yield | Rent per $100k |
|---|---|---|---|---|
| 2 BR | $3,295/mo | $1,156,667 | 3.42% | $285/mo |
| 3 BR | $3,793/mo | $1,578,000 | 2.88% | $240/mo |
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Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 4 | $1,218 psf | — |
| 2022 | 3 | $1,290 psf | ↑ 5.9% |
| 2023 | 2 | $1,286 psf | ↓ 0.3% |
| 2025 | 2 | $1,504 psf | ↑ 16.9% |
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FIORENZA prices sit at a fresh series high after a 16.9% gain on the prior period, now 23.5% above the 2021 starting level.
Price Index Check
The ShiokNest Price Index for District 19 reads 131.3 as of June 2026 — up 2.8% 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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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | $2,596 psf | 883 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | $1,752 psf | 873 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | $1,596 psf | 648 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | $1,699 psf | 604 |
| SERANGOON GARDEN ESTATE | Freehold | $1,759 psf | 491 |
What Could Work Against You
- Only 1 transaction were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 28 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: families with young children, mrt-walkable commuters, p1 school balloting families and quiet sanctuary seekers. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
yield-focused investors, short-term flippers (<5 yr) and resort facilities should probably look elsewhere. OCR (Outside Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
FIORENZA is a freehold development in District 19 (OCR), with 28 units, offering a gross yield of 2.6%.
At ~$1,504 psf, it represents a competitive entry point in the OCR segment.
Explore the full FIORENZA dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing FIORENZA against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for FIORENZA?
Is FIORENZA freehold?
What is the rental yield for FIORENZA?
Which MRT is nearest to FIORENZA?
Sources & Next Steps
- FIORENZA Dashboard — Live charts and analytics
- URA — Official transaction data
- District 19 (Punggol, Hougang, Serangoon Gardens) — District 19 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 11 transactions
- Rental data: 17 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Aug 2025 · 11 records analysed · Source: URA private-sale caveats