The Florence Residences by Logan Properties

The Florence Residences

Launch Date March 2019.

Kovan / Hougang District 19, OCR

TOP Date March 2023

The Florence Residences Redefines Home Living.
A new club-condo concept in Kovan.

The Florence Residences located at Hougang Avenue 2, will be considered the first launch of a “mega project” (above 1,000 units) in March 2019. Besides being located in an amenity-rich neighbourhood in Kovan / Hougang, the expansiveness of The Florence Residences’ condominium site also provides a full suite of leisure options for its residents. Similar to the offerings of a country club, this 1,410-unit Florence Residences condominium boasts a whopping 128 wellness and lifestyle facilities and 12 club themes, lending it a distinctive edge over other residential projects.

Gather your buddies for a weekend outdoor blockbuster movie screening at the Amphitheatre. With the 80m Island Lap Pool and many water-themed clubs such as Hydrotherapy Club, Wellness Club and Kids’ Aqua Club, both adults and children alike have convenient access to a wide variety of aquatic activities for some splashing good fun.

If entertaining over meals is something you enjoy, the facilities at the Gourmet Club will be a pleasing answer to one’s hosting aspirations. Enjoy a relaxing evening of pizza and cold cuts with your family at the Italian Pavilion or catch up with friends over a sumptuous grilled wagyu steaks at the Outback Grill.

Designed By Nature. Created For Wellness

Careful consideration has gone into designing the landscape at The Florence Residences. Its architecture concept is primarily centered at biophilic design to create quality spaces and design patterns by harnessing natural lighting, ventilation and other natural elements so as to connect residents more closely to nature for a more productive and healthy built environment. Revolving around the theme of biophilia, discover an  immaculately curated landscape of many organic curves through an incredible array of 128 lifestyle facilities and 12 clubs across 389,000 sqft of vast landscape, where delightful surprises and new experiences await you at every turn.

Quality Homes, Inspired Living

Well known for hipster cafes and some of the best hawker delights, The Florence Residences sits on the fringe of the Kovan estate in Hougang precinct, a desirable enclave rich in culture, heritage, surrounded by amenities both old and new, and connectivity that takes you to any part of the city within minutes. Launching for ballot/sale on 2 March 2019, The Florence Residences is a brand new 99-year leasehold premium condominium in District 19 Outside Central Region (OCR) that houses 1410 luxurious apartments in nine 18-storey towers, with multitudes of layouts ranging from exquisite 1-bedroom to luxurious 5-bedroom apartments to cater to a diverse demographic of residents who call The Florence Residences home. Premium five-bedroom units are equipped with their own private lift and powder room. The majority of units at The Florence Residences have a north-south orientation for best views and fengshui.

The Florence Residences is located within walking distance of 2 well-connected MRT stations, namely Kovan and Hougang MRT stations, with the latter earmarked as a future interchange station for the Cross Island and North East Lines. Logan Property is confident of the project’s attributes, from the conceptualisation of the architecture and landscape design, to the creation of a fulfilling lifestyle for its residents.

Formerly known as Florence Regency, The Florence Residence was re-conceptualised and developed by Logan Property into a unique “club-condo” project that boasts up to 128 exciting facilities that are fun for all ages. Imagine hosting endless parties at the development’s two-storey, resort-style clubhouse that overlooks an 80m lap pool. The Florence Residences is just a 15-minute stroll to both Kovan MRT and the future Cross Island Line (estimated date of completion is 2030). For those with personal transport, it is also close to various highways such as KPE, CTE, and TPE, enabling one to reach the CBD under 25 minutes. Beyond the condominium, there is a wide array of amenities close by, from shopping malls (Hougang Mall, Heartland Mall, Hougang 1, MyVillage Mall and NEX Shopping Mall) to food establishments (Kovan 209 Food Centre, Teck Chye Food Street, Hougang Hainanese Village Centre, Chomp Chomp Food Centre) and more.

All smart homes are meticulously designed and crafted to bring exceptional value for the most discerning and influential people of our time. 64% of the total units are derived from small units (1-2 bedrooms) with sizes starting from 474 sqft to 626 sqft. The size of 3-bedroom units start from 893 sqft while the 5-bedroom is more than 1600 sqft. The project’ indicative selling price is expected to start from S$1400 psf and the date of Temporary Occupation Permit (TOP) is slated to be in March 2023.

 
Besides attractive entry price, read here for more information on its exciting future potential !

The Florence Residences Project Details / Factsheet

The Florence Residences (Former Florence Regency) En Bloc Deal

Florence Regency in Hougang was sold en bloc for S$629 million in October 2017. It was one of the last few privatised Housing and Urban Development Company (HUDC) estates in the north-east region. Located next to landed housing enclaves and across the Hougang Stadium and the sports and swimming complex, Florence Regency was the 12th privatised HUDC estate to be sold en bloc, almost the same time as Normanton Park HUDC.

Amongst the three bidders, Chinese developer Kingsford Development (current Normanton Park developer) submitted a bid that exceeded the reserve price of $600 million while the other two did not. However, none of these offers were willing to match the $629 million valuation made by independent valuer Colliers International when the tender closed on 27 Sept 2017. The collective sale agreement required that the sale price be no lower than the valuation. This put sole marketing agent JLL into high gear to court other developers in an attempt to close the deal under private treaty within 10 weeks before the tender closed.

The collective sale was finally sealed under private treaty after Chinese developer Logan Property (Singapore) stepped up to match the independent valuation of $629 million for the property in Hougang Avenue 2.Each owner of the 336-unit Florence Regency received gross proceeds of between $1.84 million and $1.89 million.

The 389,236 sq ft site was zoned residential with a gross plot ratio (GPR) of 2.8 and could potentially churn over 1,000 units. The land price translated into $842 per sq ft (psf) per plot ratio (ppr) after factoring in the estimated top-up differential premiums of $288.6 million to refresh the lease to 99 years and to develop the site to the gross plot ratio of 2.8. The significance of this land price enabled homebuyers of The Florence Residences to have a good estimate of the breakeven price (estimated at S$13400) and therefore, the indicative selling price after factoring in construction costs and profit margin (estimated at S$1474). As predicted, most units were tagged with attractive launch prices at an average of S$1,500 psf, with some units starting from below $1,400 psf.

This is not the first local land acquisition by Hong Kong-listed Logan Property. History was made in May 2017 when, together with Chinese developer Nanshan Group, it submitted a jaw-dropping bid of $1.003 billion to secure a 21,109 sq m site in Stirling Road (which has become today’s luxurious Stirling Residences comprising a whopping 1259 units), marking the first time a purely residential site in the Government Land Sales (GLS) programme that shattered the billion-dollar mark.

Now, they bettered themselves once again with their second mega development – The Florence Residences with 1,410 apartments, which had clinched the PropertyGuru Asia Property Awards in the following categories such as:-

Best Condo Interior Design (Singapore) • 2019
Best Mega Scale Condo Architectural Design (Singapore) • 2019
Best Mega Scale Condo Development (Singapore) • 2019
Best Mega Scale Condo Landscape Architectural Design (Singapore) • 2019

Architecture and Design Features

The Florence Residences - Site Plan North Orientation
The Florence Residences - Site Plan North Orientation
The Florence Residences - Direction Facing and Views
The Florence Residences - Direction Facing and Views
The Florence Residences - Unblocked Views Of Landed Housing and Stadium
The Florence Residences - Unblocked Views Of Landed Housing and Stadium

Facing

It is rare to find a development site that is primarily North-South facing like The Florence Residences. This facing is the most desirable for homebuyers in Singapore as it avoids the sweltering heat from the morning and afternoon sun. Such facing also means huge savings from heat-resistant blinds installation. Now without the blinds, you get to enjoy cool breeze and magnificent views while sipping afternoon teas with your friends at the balcony.

 

Noise and Odour

Tennis court, bin centre and generators are cleverly tucked away from most residential blocks and placed beside the arrival lobby so that no noise and smell levels are reduced to the minimum.

 

Facilities

There are options abound for the whole family at The Florence Residences. Dive into Singapore’s summer with kiddie pools that are guaranteed to make a splash with your family. Almost all blocks have pockets of water features within reach to keep you active in the water for hours. You will find everything from small, shallow fun pools suitable for babies and toddlers to majestic 80m lap pool for avid swimmers.

 

Block-To-Block Distance

On average, the distance between blocks will vary between 17 to 23m. Blocks closer to public flats along Hougang Avenue 2 has a noise buffer of approximately 33m from the condominium boundary to ensure you have quiet and peaceful rests as well as privacy.

 

Unblocked Views

There is a spectrum of views in this development, most of which enjoy unblocked views overlooking the condominium’s 80-metre lap pool, low-rise landed housing estates in the neighbourhood or the sports stadium across the road. Looking to the West faces the low-rise housing estate along Florence Road. Whereas blocks facing North will have unblocked views of Hougang Stadium and Realty Park. Towards the South, residents get the running track view of the former Serangoon Junior College. With these unblocked facings, you are getting not only beautiful panoramic views of the city, best fengshui position to optimize your environment but also breezes of light, cool wind flowing through your lovely home.

 

Carpark Ratio

A carpark allotment ratio of 1:1 is rare in today’s many developments due to space constraints. With every house unit guaranteed a carpark lot, residents will not have to worry about circling the entire development to find parking space This is especially good news for those who have to return home late due to work. There are also 9 handicapped lots for persons with physical disabilities or their caregivers to have access to designated disabled parking spaces.

 

Side Gates

For residents who prefer the healthier option of walking to the neighbourhood, there are 2 side gates – 1 leading to the HDB blocks at Hougang Ave 2 for your daily groceries and the other leading to Florence Road, which in turn, shortens your walking distance to Kovan MRT. Florence Road presents another sight of Hougang where the landed housing enclaves are nestled in. A nice evening stroll around this low-rise neighbourhood is another great de-stressor.

 

Bespoke Residential Concierge

No matter where, when, who and what – everyone deserves a little indulgence. You may need detailed service or it could personalized experience you are looking for, but it is both that a concierge offers. Hospitality service is the key and concierge service provides many benefits and a wide range of personalised services for residents. A resident concierge will tackle your requests with pleasure or go out of their way to make even the most difficult requests happen seamlessly. All combine to help make day-to-day living effortless and smooth and for residents. Truly an amenity perfectly suited for luxurious homes like The Florence Residences.

 

 24/7 Parcel Collection Corner

No more missed deliveries. A new way to revolutionize your parcel experience by making collection more accessible to modern lifestyle. Collect your parcels whenever it suits you, 24/7. Parcel locker is a secure storage space where you can collect your online shopping whenever suits your schedule – day or night.

Irresistable Price and Value

1 Bedroom from $677,000 ($1,399 psf)

2 Bedroom from $877,000 ($1,381 psf)

3 Bedroom from $1,254,000 ($1,354 psf)

4 Bedroom from $1,710,000 ($1,346 psf)

5 Bedroom with Private Lift from $2,456,000

Culinary Treats

Lola’s Cafe
Ice Edge Café
Knuckles Bistro
Kovan 209 Food Centre
Hougang Hainanese Village Centre
Chomp Chomp Food Centre

Yaowarat Thai Kway Chap
Hansik Korean Family Restaurant
Ding Tele Shanghainese Restaurant
Tachinomiya Japanese Bar
Heng Long Teochew Porridge

Amenities

Hougang ActiveSq Swimming Complex
Hougang ActiveSg Sports Centre
Library At NEX Shopping Centre
Library At Hougang Mall
Punggol Park
Park Connector
Hougang Polyclinic

Commerce and Employment

1. Ang Mo Kio Industrial Park 2
2. Serangoon North Industrial Park
3. Ntt Serangoon Building
4. Lor Halus Industrial Park (U/C)
5. Defu Industrial City (U/C)
6. Tai Seng Industrial Estate
7. Punggol Digital District
8. Seletar Aerospace Park
9. Changi Aviation Hub

Transport

15 Min Drive To TPE
9 Min Drive To KPE
3 Min Drive To Kovan
15 Min Walk To Kovan MRT
15 Min Walk To Hougang MRT (future Cross Island Line (CRL))
13 Min Drive To CTE
7 Min Drive To Serangoon Garden
1 MRT Stop To Serangoon Interchange
7 MRT Stops to Dhoby Ghaut Interchange

Drive Time and Distance

CBD (Raffles Place) 15.6km, 24-min drive
Orchard Road 12.9km, 21-min drive
Suntec City 12.9km, 18-min drive
Changi Airport 14.5km, 18-min drive
Tuas Port (By 2040) 50.0km, 60-min drive
Paya Lebar Quarters/Airbase (By 2030) 4.8km, 12-min drive
Mediapolis (and surroundings) 21.5km, 31-min drive
Mapletree Business City 23.5km, 32-min drive
Tuas Checkpoint 40.4m, 45-min drive
Woodlands Checkpoint 21.9km, 30-min drive
Jurong Cluster (JCube) 23.0km, 37-min drive
Woodlands Cluster (Causeway Point) 18.6km, 27-min drive
Harbour Front Cluster (Vivo City) 20.3m, 26-min drive
Punggol Cluster (Waterway Point) 5.7km, 19-min drive

 

Bus Stops

Blk 708 – 25, 55, 62, 82, 107, 107M, 112, 113, 132, 325, 854 240m, 4-min walk
Opp Blk 709 – 25, 55, 62, 82, 107, 107M, 112, 113, 132, 325, 854, 854E 200m, 6-min walk
Opp Hougang Swimming Complex – 62, 62A, 82, 107, 107M, 113, 325 240m, 11-min walk

Shopping

Heartland Mall
Hougang Mall
Hougang 1
NEX Shopping Mall
Kang Kar Mall

Schools

Little Paddington Preschool
Holy Innocents’ Primary School
Dimension International College (main Campus)
CHIJ Our Lady of Good Counsel
Xinhua Primary School
Rosyth School
Yio Chu Kang Primary School
Xinmin Primary/Secondary School
Montfort Junior/Secondary School
Holy Innocents’ High School
Bowen Secondary School
Lychee Francais De Singapour

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