The Florentine
Project page · 947-year lease from 1934
Based on 4 sales in this project, last 24 months. Search widened 2 of 4 steps to find enough comparable sales. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqft | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | The Florentine | 01-05 | 958 sqft | S$1,420,000 | S$1,482 psf | ×1.000 | S$1,482 psf |
| Nov 2025 | The Florentine | 01-05 | 1,184 sqft | S$1,680,000 | S$1,419 psf | ×1.021 | S$1,448 psf |
| Jul 2025 | The Florentine | 01-05 | 1,184 sqft | S$1,600,000 | S$1,351 psf | ×1.031 | S$1,393 psf |
| Mar 2025 | The Florentine | 01-05 | 1,184 sqft | S$1,650,500 | S$1,394 psf | ×1.050 | S$1,464 psf |
How accurate is this estimate for The Florentine?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 3 sales in The Florentine since.
- Median error
- 4.4%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
A thin test: 3 sales, so read the figure as a hint, not a verdict.
What the rent says
What this home earns against what it costs, set beside what homes like it earn.
2.30% gross yield
S$39,600 of rent a year against the estimate above · 0.7 points below flats like it
Leases signed here within a quarter of this size run about S$3,300 a month, the middle of 3 of them.
In outside the central region, freehold flats yield 3.00%, from 614 projects. Too few share this home's remaining lease to measure that separately.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent leases signed here
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q3 2026 | 900-1000 sqft | 2 | Non-landed Properties | S$3,400 |
| Q2 2026 | 900-1000 sqft | 2 | Non-landed Properties | S$3,300 |
| Q1 2026 | 900-1000 sqft | 2 | Non-landed Properties | S$3,300 |
| Q2 2025 | 1700-1800 sqft | 3 | Non-landed Properties | S$5,000 |
| Q2 2025 | 900-1000 sqft | 2 | Non-landed Properties | S$3,200 |
| Q1 2025 | 900-1000 sqft | 2 | Non-landed Properties | S$3,700 |
| Q1 2025 | 900-1000 sqft | 2 | Non-landed Properties | S$2,900 |
| Q4 2024 | 1100-1200 sqft | 3 | Non-landed Properties | S$3,850 |
median of 3 URA rental contracts at The Florentine within a quarter of 110 sqm, since 2025Q4.
Buying or selling at S$1,724,212?
Buying: Stamp duty on S$1,724,212 · Cash and CPF needed on S$1,724,212 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,724,212.
Each opens with this figure filled in; change anything there.
Primary schools near 70 Florence Road
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- Xinmin Primary School · 579 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Holy Innocents' Primary School · 771 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Montfort Junior School (boys) · 788 m · no 2025 Phase 2C ballot
- Xinghua Primary School · 964 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Yio Chu Kang Primary School · 1,226 m · no 2025 Phase 2C ballot
- Hougang Primary School · 1,311 m · no 2025 Phase 2C ballot
- Rosyth School · 1,386 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Our Lady of the Nativity (girls) · 1,458 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Punggol Primary School · 1,534 m · no 2025 Phase 2C ballot
- Paya Lebar Methodist Girls' School (Primary) (girls) · 1,610 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Zhonghua Primary School · 1,723 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,955 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | The Florentine · 01-05 · Apartment | 958 sqft | S$1,420,000 | S$1,482 psf |
| Apr 2026 | The Florentine · 01-05 · Apartment | 1,787 sqft | S$2,288,000 | S$1,281 psf |
| Nov 2025 | The Florentine · 01-05 · Apartment | 1,184 sqft | S$1,680,000 | S$1,419 psf |
| Jul 2025 | The Florentine · 01-05 · Apartment | 1,184 sqft | S$1,600,000 | S$1,351 psf |
| Mar 2025 | The Florentine · 01-05 · Apartment | 1,184 sqft | S$1,650,500 | S$1,394 psf |
| Jun 2024 | The Florentine · 01-05 · Apartment | 1,184 sqft | S$1,550,000 | S$1,309 psf |
| Apr 2024 | The Florentine · 01-05 · Apartment | 1,238 sqft | S$1,650,000 | S$1,333 psf |
| Oct 2022 | The Florentine · 01-05 · Apartment | 1,249 sqft | S$1,380,000 | S$1,105 psf |
| Sept 2022 | The Florentine · 01-05 · Apartment | 958 sqft | S$1,250,000 | S$1,305 psf |
| Dec 2021 | The Florentine · 01-05 · Apartment | 1,055 sqft | S$1,250,000 | S$1,185 psf |
| Nov 2021 | The Florentine · 01-05 · Apartment | 1,787 sqft | S$1,800,000 | S$1,007 psf |
| Nov 2021 | The Florentine · 01-05 · Apartment | 2,077 sqft | S$2,127,872 | S$1,024 psf |
| Oct 2021 | The Florentine · 01-05 · Apartment | 1,787 sqft | S$1,830,000 | S$1,024 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | The Florentine · 900-1000 sqft · 2 bed · Non-landed Properties | S$3,400 | S$3.58 psf |
| Q2 2026 | The Florentine · 900-1000 sqft · 2 bed · Non-landed Properties | S$3,300 | S$3.47 psf |
| Q1 2026 | The Florentine · 900-1000 sqft · 2 bed · Non-landed Properties | S$3,300 | S$3.47 psf |
| Q2 2025 | The Florentine · 1700-1800 sqft · 3 bed · Non-landed Properties | S$5,000 | S$2.86 psf |
| Q2 2025 | The Florentine · 900-1000 sqft · 2 bed · Non-landed Properties | S$3,200 | S$3.37 psf |
| Q1 2025 | The Florentine · 900-1000 sqft · 2 bed · Non-landed Properties | S$3,700 | S$3.89 psf |
| Q1 2025 | The Florentine · 900-1000 sqft · 2 bed · Non-landed Properties | S$2,900 | S$3.05 psf |
| Q4 2024 | The Florentine · 1100-1200 sqft · 3 bed · Non-landed Properties | S$3,850 | S$3.35 psf |
| Q3 2024 | The Florentine · 900-1000 sqft · 2 bed · Non-landed Properties | S$3,800 | S$4.00 psf |
| Q3 2024 | The Florentine · 900-1000 sqft · 2 bed · Non-landed Properties | S$3,100 | S$3.26 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Indicative estimate from comparable caveats. Not a formal valuation.