Condo Analysis: Kovan’s The Florence Residences comes with Unblocked Views and a total of 12 Clubs -

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Condo Analysis: Kovan’s The Florence Residences comes with Unblocked Views and a total of 12 Clubs

Condo Analysis: Kovan’s The Florence Residences comes with Unblocked Views and a total of 12 Clubs

Unblocked views are a big thing in Singapore, where the ubiquity of high-rise buildings mean they are a rare occurrence. But look harder and you’ll find a development like The Florence Residences, this Kovan condo which is set to enjoy unblocked views in its nine 18-storey-high blocks. Located at Hougang Ave 2, the development is blessed by the fact that it’s surrounded by low-rise buildings and structures.

Artist impression of the site surrounding The Florence Residences.

Current aerial view over the site of The Florence Residences, according to Google Map.

What got us really excited though is its Club-Condo concept. According to the developer, it will have 12 Clubs—essentially themed activity zones—within its impressive 389,236-square foot site, with a total of 128 facilities for residents to enjoy. More about that below.

The welcoming arrival plaza comes with water features and a verdant landscape.

The 99-year leasehold site for The Florence Residences was the former location of Florence Regency, one of the last few privatised HUDC estates in the north-east region of Singapore. In 2017, it was sold to Logan Property for $629 million at just $842 psf per plot ratio. This might mean affordable units and therefore potentially high investment returns are in the cards. The condo’s expected completion date is March 2023.

The site for The Florence Residences sits at former Florence Regency, an ex-HUDC site.


Location and Amenities

Most of the units at The Florence Residences will get to enjoy relatively unblocked views, such as these.

Set within a mature site in Kovan, the area feels exclusive thanks to the cluster of landed housing next to it. To the east are several HDB blocks, ranging from 10 to 13 storeys in height. Right in front of the site is Hougang Ave 2, an arterial road which we found to be moderately busy during peak hours on a weekday evening as there were quite a number of buses passing through. Otherwise, the site is relatively peaceful and quiet.

The landed housing cluster next to The Florence Residences.

Along Hougang Ave 2, an arterial road. Road was moderately busy during weekday evening hours.


The Florence Residences is located right in the middle of both Kovan and Hougang MRT stations, both of which are in the North-East Line and will take 12 minutes and 15 minutes to reach by foot respectively. Serangoon MRT is just one stop away from Kovan MRT. There, you will be able to change to the Circle Line, which brings you to areas downtown as well as the southern parts of Singapore. The future Cross-Island Line will also pass through Hougang MRT come 2029 under the first phase of the Cross-Island Line’s launch. The Line, which will eventually connect Jurong to the Eastern side of Singapore, will be pushed out in three stages.

The nearest bus stop along Hougang Ave 2 has buses that take you to areas like Yishun, Bishan, Ang Mo Kio, Punggol and Bukit Merah, while the buses at the bus stop along Upper Serangoon Road (6-min walk) will take you to neighbourhoods such as Serangoon, Sengkang and Tampines. For drivers, reaching the KPE takes around 6 minutes, which can also lead you into the TPE.


There are quite a number of popular eateries nearby if you’re considering not to stay in and cook. Just outside Kovan MRT along Upper Serangoon Road is a street full of F&B outlets ranging from cafes and bars to coffee shops and takeaway bites. Popular ones include Lola’s Cafe, Ponggol Nasi Lemak, First Street Teochew Fish Soup and Yong’s Teochew Kueh.

Several popular eateries located along Upper Serangoon Road.

There are more options over at Kovan Market and Food Centre next to Kovan MRT or Hougang Village (13-min walk), an HDB neighbourhood centre with several coffee shops. You can also find a comprehensive hawker centre within Ci Yuan Community Centre, located a 14-minute walk away, or drive down to famous Chomp Chomp Food Centre in Serangoon, which is 8 minutes away.

Malls and Supermarkets

The nearest shopping malls are Kovan Heartland Mall (besides Kovan MRT) and Hougang Mall (besides Hougang MRT), where you can find Cold Storage and Fairprice supermarkets respectively. There’s a Fairprice Finest along Hougang Street 21, which is also adjacent to Kovan MRT. Hougang Village has a Giant Express and a Fairprice.


Primary schools located within 1 kilometre include Holy Innocents’ Primary School, Monfort Junior School, Xinghua Primary School as well as Xinmin Primary School. Reaching international school Hillside World Academy is a 6-minute drive or a 21-minute walk.

Nearby Neighbourhoods

The condo is located an 8-minute drive to Serangoon Central. You’ll also find Nex there, one of the largest malls in the north-east region. The area has also been set aside for several commercial developments, including 19-storey Centrium Square located within Serangoon Central.

Drive for 13 minutes up north and you’ll reach Punggol town. It’s also three stops away from Hougang MRT. The region is a constant buzz of activity, with several developments happening there in the near future including the launch of Punggol Digital District from 2023 onwards, which is set to be a cluster of cyber-security and technology firms.

The significance of the rise of commercial developments in these adjacent neighbourhoods is the creation of new jobs, which might lead to an increase in demand for nearby housing. Bonus if you’re looking to get a unit to rent out or to sell in the future.


Now here’s where you will want to pay attention. There are 12 Clubs, with a total of 128 facilities within the site of The Florence Residences, so there’s really something for everyone. Here are some of the highlights:

The Clubhouse: This double-storey Club comes with its own steam room, laundrette, theatrette with karaoke facilities, a gym, a library and a jamming studio. There are also multipurpose dining spaces where you can host your own get-togethers.

The double-volume Clubhouse comes with dining areas and a wide range of services and facilities.

Island Club: Live out the resort life at this zone, which features an 80-metre curvilinear lap pool, a lounge pool, a coastal pool, a sun bathing lawn among others.

The 80-metre lap pool in Island Club.

Wellness Club: This activity zone is all about health and wellness. Rejuvenate after a hard day’s work at the Chill-Out Swing and Cabana, Wellness Salt Pools or the Tai Chi Lawn.

Gourmet Club: Depending on your party’s theme, play hosts to your guests at the Italian (pizza oven, mini fridge), Chinese Tea (tea house setting), Wine & Chill (comes with a wine chiller and rack), Japanese (teppanyaki grill) or Oriental Gourmet (induction hob, mini fridge) Pavilions. If you’re organising a barbeque, book a slot at the Outdoor Grill.

The Japanese Pavilion in the Gourmet Club.

Youth Adventure Club: Designed for the young and the young at heart, this zone will feature a punch bag corner, a sparring ring pavilion, a bouldering wall, a pool table and a dart board pavilion.

The Youth Adventure Club comes with a sparring ring pavilion and a punch bag corner.

Hydrotherapy: Relieve your aches and sore muscles at this zone, featuring Jacuzzis, cascading waterfalls, an aqua gym and even an onsen facility that features a circular pool with heated water and white ion nano bubble jets.

Relax and rejuvenate at the Hydrotherapy Club.

Tranquillity Club: Obtain some peace and quiet by swinging in the hammocks, reflecting in the pools, following the garden trails in this club.

Passion Club: For the fitness buffs, there’s a jogging track, a bikers’ hangout and a putting green in this zone to test your limits and achieve new #fitspo goals.

Kid’s Aqua Club: Children will enjoy this particular section, with its water slides, hammocks, and kids’ pool facilities such as the water basketball and water curtain play.

Kids will enjoy having their own activity zone.


Units and Prices

A total of 1,410 units at The Florence Residences are slotted into nine blocks reaching 18 storeys high. There is a good mix of types and configurations, ranging from 1-bedroom units to 5-bedroom units that cater to different kinds of lifestyles and families. There are also some layouts that are also suitable for renting the rooms out separately.


Some 1-bedroom units come with a dedicated study.

Total 1-Bedroom Units: 216
Total 1-Bedroom + Study Units: 72

Sizes for the 1-bedroom units range from 474 square feet to 667 square feet. There are some additional units that come with the option of an area to place a study, placed between the master bedroom and en suite, a good choice if you work from home.


If you’re thinking of renting out your rooms separately, opt for configurations where the communal zones are in the middle of the unit for more privacy between the bedrooms.

Total 2-Bedroom Classic Units: 264
Total 2-Bedroom Deluxe Units: 292
Total 2-Bedroom + Study Units: 52

Sizes for the 2-bedroom units range from 624 square feet to 926 square feet. Deluxe units come with two bathrooms, while classic units have just one. Some units come with the living room located in the middle of the apartment, separating both the bedrooms, which affords more privacy between the bedrooms. There are units also with a dedicated study area.


There are a few 3-bedroom units that come with two balconies, one of which is accessed through the master bedroom.

Total 3-Bedroom Classic Units: 232
Total 3-Bedroom Deluxe Units: 154

Sizes for 3-bedroom units range from 893 square feet to 1,281 square feet. A few units come with two balconies, one of which is located at the living room while the other has access through the master bedroom. There’s also the option of having a single enlarged balcony that goes all the way from the living room to one of bedrooms. Deluxe options come with a separate store room and an additional water closet facility near the kitchen.


4-bedroom Deluxe units come with a junior master room with its own en suite bathroom.

Total 4-Bedroom Classic Units: 64
Total 4-Bedroom Deluxe Units: 16

Sizes for the 4-bedroom units range from 1,270 square feet to 1,701 square feet. If you’ve always wanted a separate wet and dry kitchen, there’s the option for that in the 4-bedroom units. Some units come with a single balcony with access through the communal areas, while others have two separate balconies with the other access through the master bedroom. If you want a dedicated laundry room, there are a few units that come with a utility room for that purpose. Deluxe options come with a junior master room, featuring their own en suite in addition to the one in the master bedroom. These units have a total of 3 bathrooms.


Luxury living at its finest. The 5-bedroom units come with their own private lift lobby and a walk-in wardrobe in the master bedroom.

Total 5-Bedroom Units: 48

Sizes for the 5-bedroom units range from 1,668 square feet to 1,916 square feet and they are as luxurious as they come with their own private lift lobby and a large balcony that extends from the communal spaces to one of the bedrooms. The master bedroom comes with an exclusive walk-in wardrobe space, while the kitchens are separated between wet and dry areas.

Here’s the indicative pricing for the units:

Unit Type Size (sqft) No. of Units Indicative Pricing
1-Bedroom 474 – 484 216 From $678K ($1,430 psf)
1-Bedroom + Study 517 72
2-Bedroom Classic 624 – 635 264 From $878K ($1,407 psf)
2-Bedroom Deluxe 646 – 753 292
2-Bedroom + Study 700 – 753 52
3-Bedroom Classic 893 – 1,012 232 From $1.248m ($1,398 psf)
3-Bedroom Deluxe 990 – 1,098 154
4-Bedroom Classic 1,270 – 1,356 64 From $1.7m ($1,339 psf)
4-Bedroom Deluxe 1,389 – 1,464 16
5-Bedroom 1,668 – 1,679 48 From $2.449m ($1,468 psf)


Final Thoughts

Location-wise, you can’t do any better than with The Florence Residences. Its location next to a landed housing cluster and its unblocked views get it the exclusive tag, yet the site is also really accessible to amenities, eateries and public transport nearby.

Expect a diverse mix of residents in the development, since The Florence Residences is really a condominium that caters for all. Think wide-ranging unit types that meet different lifestyle needs as well as the comprehensive facilities that make you feel like you’re living in an all-inclusive resort.

The Florence Residences will have its preview launch in mid-February 2019. For more information and to receive an invitation to the launch, complete the form below:

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