THE FLORENCE RESIDENCES
New Condominium in Landed Estate at Kovan Singapore
Here we present the upcoming VIP Preview and Sales Launch of the Florence Residences, a new condominium in Hougang on the site of the former Florence Regency. This development is located in the mature private residential estate of Kovan, with 270 degree unblocked views over the low-rise landed houses around it.
The Florence Residences is designed around a Club-Condo concept. It merges well-crafted living spaces and thoughtful designs to provide the comforts of a luxurious home, with the many rich and varied experiences of an upmarket club.
As part of the Kovan estate that has been here for ages, this new development will tap into a well developed infrastructure with a full complement of supporting amenities, including an SAP school like Holy Innocents Primary.
From a side gate at Florence Road, a walk past the terrace and semi-detached homes of Simon Lane and Simon Road, will take you to Kovan MRT station within 10 to 11 minutes, roughly 750 metres away.
In addition, the Florence Residences is quite close, about 8 minutes walk, to the Kovan food haven, with a wide range of F&B choices. Such as its popular teochew porridge, Punggol nasi lemak, and Hokkien Mee, as well as newer cosmopolitan fare.
The developer for this project is Hong Kong-listed Logan Property, who recently launched the 1,259 unit Stirling Residences in the Queenstown area. Of that number, over 37%, or 470 units were sold within 4 months of its launch. That success can possibly be partly attributed to the quality of finishing and design that Logan Property brought to Stirling Residences, and which will be seen as well at the Florence Residences Singapore.
In fact, Stirling Residences won the most number of five PropertyGuru’s Asia Property Awards 2018, including for “Best Condo Development” and “Best Private Condo Architectural Design”.
About the Florence Residences
The project will comprise 9 elevated blocks with units set in a mainly North-South direction, to minimise effects of the west sun. And along with the site’s almost 270 degree unobstructed outlook, there will be a choice of views. Mostly overlooking low-rise landed housing estates or Hougang Stadium, or towards pools or landscaping.
Given the Florence Residences’ theme of a Club-Condo concept, it will come with a huge array of 128 facilities that include an 80m Island Lap pool along with 12 clubs. Such as the Arrival Club, The Clubhouse, Gourmet Club, Island Club, Youth & Fitness Club, Kid’s Aqua Club, Kid’s Play Club, Wellness Club, Hydrotherapy Club, Passion Club, Tranquility Club, and Garden Club.
The concept for the landscaping here will be inspired by Biophilia design – related to the love of life and the living world.
Units at Florence Residence will come with quality appliances, fixtures and fittings, from brands such as Grohe, Roca, and Electrolux. Units will also be provided with Smart Home features like a smart gateway, with camera and digital lockset at the main entrance door.
Concierge services will be made available as well. Normally found in higher end projects, but added here for greater convenience to residents, including a 24/7 Parcel Collection Corner.
Especially useful if you like to buy items online and have them delivered even when you are not home.
Register interest or request details here.
THE FLORENCE RESIDENCES · FACTSHEET
|Name||The Florence Residences|
|Developer||Florence Development Pte Limited
Unit of Logan Property (Singapore) Company Pte. Limited
|Status||Condominium (Foreigners eligible to buy)|
|Address||81, 83, 85, 87, 89, 91, 93, 95, 97 Hougang Avenue 2, Singapore 530718|
|Tenure||99 years leasehold commencing from 24 December 2018|
|T.O.P. Date||31 March 2024|
|Site Area||36,161.2 m² (389,239 sq ft)|
|Floor Area||101,251.3 m² (1,089,869 sq ft)|
|No. of Blocks||9|
|No. of Storeys||18|
|No. of Units||1,410|
|Car Park Spaces||1,410 + 9 for handicapped parking|
|Architect||P&T Consultants Pte Ltd|
|C&S Engineers||United Project Consultants Pte Ltd|
|M&E Engineers||KCL Consultants Pte Ltd|
|Landscape Architect||Sitetectonix Pte Ltd|
|Quantity Surveyor||Rider Levett Bucknall LLP|
|Main Contractor||Tiong Aik Construction Pte Ltd|
THE FLORENCE RESIDENCES FLOOR PLANS
The Florence Residence floor plan brochure is available. Example plans are shown below.
Just let us know via the Contact Form if you would like us to send you the full set of floor plans.
Example Florence Residences Floor Plans
THE FLORENCE RESIDENCES SITE PLAN
The Florence Residences site is an irregular shaped plot of land flanked by two roads, Hougang Avenue 2 to its north, and Florence Road on its west. Beyond Florence Road is Kovan Estate, a sprawling low-rise landed housing neighbourhood. This comprises a hotch-podge of one to three storey terrace, semi-detached, and detached houses that stretch west, and south-west of the site.
Across Hougang Avenue 2, on the north-east is People’s Garden at Realty Park, again a landed housing estate, but on a smaller scale than for Kovan Estate. Directly north is Hougang Stadium and Swimming Complex.
To the east of the Florence Residences condominium is a HDB precinct, while at its south is a low-rise block of apartments and Serangoon Junior College.
What this means is that easily three-quarters of the frontages of the Florence Residence site will have unblocked views. Mid to high floor outward facing units will overlook either the stadium, or the landed estates, or the junior college. Apart from the views, there should be good wind flows and breezes too.
Among the 128 facilities at Florence Residences, are an 80m Island Lap Pool, an Amphitheatre for Outdoor Movie Screening, Sparring Ring Pavilion with Punch Bag Corner, Pool Table with Dart Board Pavilion, and lots more.
THE FLORENCE RESIDENCES SHOWFLAT
Please drop us a line below if you wish to view the Florence Residence showflat. Online virtual walkthroughs, or advance appointments.
The Florence Residences showflat will showcase 4 different unit types:
. 1 Bedroom + Study . Type 1S1
. 2 Bedroom . Type 2D3
. 3 Bedroom . Type 3C3
. 5 Bedroom . Type 5B2
FLORENCE RESIDENCES PRICES · TYPES
UNIT TYPES . SIZES
|Unit Description||Type||No. of
|1 Bedroom||1B||216||44 – 56||474 – 603|
|1 Bedroom + Study||1S||72||49 – 62||527 – 667|
|2 Bedroom Classic||2C||264||58 – 75||624 – 807|
|2 Bedroom Deluxe||2D||292||60 – 85||646 – 915|
|2 Bedroom + Study||2S||52||65 – 86||700 – 926|
|3 Bedroom Classic||3C||232||83 – 112||893 – 1,206|
|3 Bedroom Deluxe||3D||154||92 – 115||990 – 1,281|
|4 Bedroom Classic||4C||64||118 – 147||1,270 – 1,582|
|4 Bedroom Deluxe||4D||16||129 – 158||1,389 – 1,701|
|5 Bedroom||5B||48||155 – 178||1,668 – 1,916|
|Total Number of Units||1,410|
Floor areas stated includes any Voids, Patios, Balconies, Terraces, A/C Ledges.
FLORENCE RESIDENCES PRICE RANGES
The indicative Florence Residences prices as at 20 February 2019 are listed below. Kindly let us know through the Contact Form below if you wish to be kept updated when exact prices are available.
|Unit Description||Strata Area
|1 Bedroom||474 – 603||01, 18, 27, 35, 36, 44, 57, 60, 71, 72, 80, 81||From $678K up|
|1 Bedroom + Study||527 – 667||02, 17, 26, 45|
|2 Bedroom Classic||624 – 807||05, 06, 09, 10, 19, 28, 52, 53, 63, 64, 67, 68, 73, 76, 77||From $878K up|
|2 Bedroom Deluxe||646 – 915||03, 08, 13, 14, 22, 23, 25, 31, 32, 34, 37, 40, 43, 48, 49, 54, 74|
|2 Bedroom + Study||700 – 926||04, 58, 59|
|3 Bedroom Classic||893 – 1,206||15, 16, 24, 29, 33, 39, 42, 55, 65, 66, 69, 70, 79||From $1.248M up|
|3 Bedroom Deluxe||990 – 1,281||07, 20, 30, 38, 46, 47, 51, 56, 78|
|4 Bedroom Classic||1,270 – 1,582||11, 12, 41, 61||From $1.7M up|
|4 Bedroom Deluxe||1,389 – 1,701||62|
|5 Bedroom||1,668 – 1,916||21, 50, 75||From $2.449M up|
The land for this site was previously that of Florence Regency, a former HDUC estate that was privatised. It was sold en bloc, in a collective sale via private treaty, to Logan Property (Singapore) for a price of SGD$629 million.
The master plan plot ratio for this 389,236 square foot site is 2.8. This works out to a total permissible gross floor area of 1,089,860 square feet, excluding a 10% balcony allowance.
Logan Property had to pay roughly SGD$288.5 million for the differential premiums for lease top-up and increase of built-up area.
This translates to a land rate of about SGD$842 per square foot per plot ratio (PSF PPR) to the developer, before even construction started. So after factoring in the construction costs and development overheads, including for financing, break even cost alone comes out at around SGD$1,400 PSF.
THE FLORENCE RESIDENCES · DEVELOPER
Logan Property Holdings Company Limited (“Logan Property” or “the Group”)
Established in 1996, Logan Property is an integrated developer who is primarily focused on residential property development in the People’s Republic of China, especially in the Hong Kong-Guangdong-Macao Greater Bay Area. The company listed on the main board of the Stock Exchange of Hong Kong in 2013.
Logan Property has been awarded Grade A grading in construction contracting, engineering design, and property development, and is ranked as one of the top property developers in China in terms of overall strength. In 2018, the Group placed 26th in China’s Top 100 Real Estate Developers ratings.
Logan Property has to date built more than 110 developments, including mega residential projects that house a total of over 600,000 people.
FLORENCE RESIDENCES LOCATION · FEATURES
Location. The Florence Residence Singapore is located beside the landed housing estate of Kovan, across from Hougang. This has always been a residential neighbourhood, evolving from its kampong heritage, to now a mix of HDB flats and older private estates.
Shops, F&B, Supermarkets, Banks. The Florence Residences location is well supported by all these amenities, including even a wet market. But you do need to walk a fair distance. It is roughly 750 metres or 12 minutes walk to north-eastwards to Hougang Town Centre, and almost the same distance south-westwards to Kovan Market and Food Centre, and Heartland Mall at Kovan.
At Hougang Town Centre you can get the usual sprinkling of neighbourhood shops and food stalls. As well as Hougang Mall that houses two NTUC Fairprice supermarkets, restaurants, cafes, fast-food joints, a bank, pharmacies, a public library, salons, and various shops.
This place is also an 8 minute walk to the foodie’s delights of Kovan, famed for a variety of traditional hawker fare, and enjoying a bustling supper scene.
Nearest MRT Station. The Florence Residences location has a choice of two MRT stations, both on the North-East line. The slightly nearer one is Kovan station, 10 to 11 minutes walk via Simon Lane and Simon Road.
Alternatively, you can take a 12 minute walk to Hougang station. Hougang is on the North-East line that goes to Orchard Road, Chinatown, Outram and Harbourfront.
LTA has also just confirmed the stations for phase 1 of the future Cross-Island Line (CRL1) that will complete by 2029. The good news is that it will in fact intersect the North-East line at Hougang station. This makes Hougang a more important node, an interchange station.
What is more, the footprint of the new Cross-Island line station is closer to the Florence Residences location than the current station. Nearest exit from the station will be less than 500 metres, or 7 minutes walk.
This line will traverse right across the island, running from Jurong in the west, past Clementi, Bukit Timah, Ang Mo Kio, to Hougang and onto Pasir Ris and Changi Airport in the east.
Schools. The Florence Residence location is within a 1 km radius of Holy Innocents Primary school, one of the most well regarded primary schools in the north-east of Singapore. Xinmin Primary School is also within 1 km. Both schools are within walking distance actually.
Within a 500 metre radius, there are also a number of pre-schools and child-care facilities.
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