Hougang Central vs The Florence Residences: New Launch or Resale Condo?
The Florence Residences is a completed condo with real sale prices you can check. Hougang Central is a future launch with no price list yet. This page puts the URA transaction record for one beside the confirmed facts for the other.
By Melvin Tan, ERA Realty Network (CEA R026686A) · Updated 11 November 2026
Which should you buy: The Florence Residences or Hougang Central?
Buy at The Florence Residences if you need a home within the next few years and want a price you can check against past sales. Its median over the past 12 months was S$1,905 psf. Wait for Hougang Central only if you want to live above Hougang MRT and can wait for a launch targeted for the second half of 2027, at a price nobody has announced.
How do the two developments compare?
The two are different kinds of purchase. One is a 1,410-unit condo with a 99-year lease that started in 2018. The other is a mixed-use site awarded in January 2026, planned for about 830 homes above a mall, a bus interchange and Hougang MRT station.
| Item | The Florence Residences | Hougang Central |
|---|---|---|
| Status | Completed. Units change hands on the open market | Not launched. Sales launch targeted for 2H2027 |
| Homes | 1,410 units | About 830 units (preliminary) |
| Tenure | 99 years from 2018, so about 91 years left | 99 years. Start date not yet published |
| Type | Residential condo on Hougang Avenue 2 | Homes above about 300,000 sq ft of retail, a new bus interchange and a town plaza |
| Rail | A walk to the North East Line | Integrated with Hougang MRT (North East Line; Cross Island Line planned) |
| Price evidence | 179 URA transactions since December 2024 | Land price only: about S$1.5 billion, or S$1,179 psf per plot ratio |
Unit counts and launch years for The Florence Residences come from ERA's commentary on the Hougang Central tender. The Hougang Central figures come from the CapitaLand and CICT award release and UOL's 1H2026 results presentation.
What do units at The Florence Residences sell for?
From November 2025 to October 2026, URA recorded 102 sales at The Florence Residences at a median of S$1,905 psf. Prices ran from S$772,000 for a 484 sq ft unit to S$3.42 million for a 1,679 sq ft unit. The median for the 77 sales in the 11 months before that was S$1,780 psf, so the median rose about 7%.
| Unit size | Sales | Median price | Price range | Median psf |
|---|---|---|---|---|
| 484 sq ft | 15 | S$850,000 | S$772,000 to S$900,000 | S$1,755 |
| 527 to 667 sq ft | 42 | S$1,229,000 | S$865,000 to S$1,325,000 | S$1,873 |
| 721 to 797 sq ft | 10 | S$1,360,000 | S$1,180,000 to S$1,490,000 | S$1,859 |
| 915 to 1,076 sq ft | 25 | S$1,871,000 | S$1,600,000 to S$2,250,000 | S$1,999 |
| 1,270 to 1,679 sq ft | 10 | S$2,995,000 | S$2,400,000 to S$3,420,000 | S$1,972 |
Two things stand out. The larger units sold at a higher psf than the smallest ones, which is the reverse of what many buyers expect. And the most traded size was 667 sq ft, with 20 sales between S$1,218,000 and S$1,325,000. That narrow range makes it a useful benchmark for the next section.
URA records give the floor range and the size of each unit, not the number of bedrooms, so the table groups sales by size. Check the floor plan of any unit you view.
How much will Hougang Central cost?
Nobody knows yet. The developers have not published a price list, a unit mix or floor plans. The only confirmed number is the land price: about S$1.5 billion, or S$1,179 per square foot of permitted floor area. The selling price will be higher than the land rate, because it also has to cover construction, financing, marketing and the developers' margin. Our land price guide explains what that figure does and does not tell you.
A land rate is not a selling price, and nobody can work out one from the other with certainty. So the next section does not forecast. It shows what three possible launch prices would cost a buyer, set against what Florence buyers actually paid.
What would the price gap cost each month?
For a 667 sq ft home, a Florence buyer paid a median of S$1,267,500 over the past 12 months. If Hougang Central launched at S$2,500 psf, the same size would cost S$1,667,500. That is S$400,000 more, with S$100,000 more downpayment and about S$1,109 more in monthly repayments.
| Case | Price | Downpayment (25%) | Loan (75%) | Monthly repayment | Buyer's Stamp Duty |
|---|---|---|---|---|---|
| The Florence Residences, actual median (S$1,899 psf) | S$1,267,500 | S$316,875 | S$950,625 | S$3,514 | S$35,300 |
| Hougang Central scenario at S$2,100 psf | S$1,400,700 | S$350,175 | S$1,050,525 | S$3,883 | S$40,628 |
| Hougang Central scenario at S$2,300 psf | S$1,534,100 | S$383,525 | S$1,150,575 | S$4,253 | S$46,305 |
| Hougang Central scenario at S$2,500 psf | S$1,667,500 | S$416,875 | S$1,250,625 | S$4,623 | S$52,975 |
The loan limit is lower if you already have a housing loan or take a longer tenure. The MAS loan rules set the limits, and MoneySense explains how banks assess what you can afford. Additional Buyer's Stamp Duty is not in the table. A Singapore Citizen pays none on a first home and 20% on a second. IRAS publishes the current rates for every buyer profile.
The timing of payments also differs. A resale purchase completes in a few months, so the full loan starts then. A new launch is paid in stages as construction progresses, so repayments start small and grow until the building is finished.
Which is better for getting to the MRT?
Hougang Central, on what is planned. The homes are designed to connect to Hougang station on the North East Line, and LTA plans a Cross Island Line interchange there, with Phase 1 targeted for 2030. The Florence Residences is on Hougang Avenue 2, a walk from the North East Line. The difference is that you can time the Florence walk today.
The Cross Island Line schedule is LTA's target and can change. The completion date for the Hougang Central homes has not been announced either, so nobody can say yet whether residents will move in before or after the new line opens.
Who does each one suit?
- You need a home soon. The Florence Residences, or another completed condo. Hougang Central will not be ready for years after its launch.
- Your budget is fixed. The Florence Residences gives you real prices to plan around. For Hougang Central, test your budget against the S$2,500 psf scenario before deciding to wait.
- You want a station and a mall downstairs. Hougang Central is the only one of the two built for that. Expect to pay for it.
- You care about lease length. The Florence Residences has about 91 years left. A new 99-year lease at Hougang Central starting around 2026 would run about eight years longer.
- You own a flat and plan to upgrade. Check the timeline and stamp duty for selling and buying before you commit to either. A resale purchase and a new launch work very differently here.
What should you check before deciding?
For The Florence Residences, check recent sales of the same size and floor range as the unit you are viewing, the remaining lease on the title, and the walking route to the station at the hours you travel. For Hougang Central, wait for the price list, unit mix, floor plans and completion date. None of these has been released.
Sources (retrieved 11 November 2026): URA private residential transaction records for The Florence Residences, December 2024 to October 2026, via the URA Data Service; CapitaLand and CICT award release (14 January 2026); UOL 1H2026 results presentation; ERA tender commentary (16 December 2025); MAS loan rules; IRAS stamp duty; LTA Cross Island Line. Medians and repayment figures are our own calculations from these sources.
Next: Hougang Central vs Riverfront Residences, how to read launch pricing, or ask about a specific unit.