homequant
apartment · 549576

Fiorenza

Project page · Freehold

Indicative value range
S$1,690,171 – S$2,082,999
Indicative mid S$1,809,537 · S$1,528 psf

Based on 86 sales in projects within 1 km, last 24 months. Search widened 3 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Freehold tenure: the lease method is for 99-year leasehold only.

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Sept 2026The Promenade@Pelikat · 948 m01-05969 sqftS$1,250,000S$1,290 psf×1.000S$1,290 psf
Sept 2026The Florentine · 289 m01-05958 sqftS$1,420,000S$1,482 psf×1.000S$1,482 psf
Aug 2026Trilive · 665 m11-15883 sqftS$1,580,000S$1,790 psf×1.000S$1,790 psf
Jul 2026D'Pavilion · 994 m01-051,238 sqftS$1,628,000S$1,315 psf×1.000S$1,315 psf
Jul 2026Bliss@Kovan · 255 m01-05915 sqftS$1,630,000S$1,782 psf×1.000S$1,782 psf
Jul 2026Trilive · 665 m06-101,163 sqftS$2,250,000S$1,935 psf×1.000S$1,935 psf
Jul 202621 Richards · 545 m01-051,044 sqftS$1,600,000S$1,532 psf×1.000S$1,532 psf
Jul 2026Primo Residences · 913 m01-051,421 sqftS$1,730,000S$1,218 psf×1.000S$1,218 psf
Jun 2026The Promenade@Pelikat · 948 m01-05947 sqftS$1,268,000S$1,339 psf×1.000S$1,339 psf
Jun 2026The Promenade@Pelikat · 948 m01-05926 sqftS$1,228,000S$1,327 psf×1.000S$1,327 psf
Jun 2026The Promenade@Pelikat · 948 m01-05893 sqftS$1,050,000S$1,175 psf×1.000S$1,175 psf
Jun 2026Palm Grove Condominium · 970 m01-051,302 sqftS$1,988,000S$1,526 psf×1.000S$1,526 psf
Jun 2026Sanctuary @ 813 · 910 m01-05936 sqftS$1,400,000S$1,495 psf×1.000S$1,495 psf
Jun 2026Pin Mansions · 103 m01-051,249 sqftS$1,868,000S$1,496 psf×1.000S$1,496 psf
Jun 2026Trilive · 665 m06-10904 sqftS$1,575,000S$1,742 psf×1.000S$1,742 psf
Jun 2026Trilive · 665 m16-20904 sqftS$1,540,000S$1,703 psf×1.000S$1,703 psf
Jun 20263@Sandilands · 919 m01-05958 sqftS$1,420,000S$1,482 psf×1.000S$1,482 psf
May 2026The Promenade@Pelikat · 948 m01-051,216 sqftS$1,388,800S$1,142 psf×1.000S$1,142 psf
May 2026Sanctuary @ 813 · 910 m01-05936 sqftS$1,380,000S$1,474 psf×1.000S$1,474 psf
May 20263@Sandilands · 919 m01-051,087 sqftS$1,400,000S$1,288 psf×1.000S$1,288 psf
Apr 2026Naung Residence · 884 m01-05980 sqftS$1,460,000S$1,491 psf×1.000S$1,491 psf
Apr 2026Palm Haven · 980 m01-051,227 sqftS$1,820,000S$1,483 psf×1.000S$1,483 psf
Apr 2026Pin Mansions · 103 m01-051,238 sqftS$1,838,000S$1,485 psf×1.000S$1,485 psf
Mar 2026Bliss@Kovan · 255 m01-051,313 sqftS$2,150,000S$1,637 psf×0.999S$1,635 psf
Mar 2026Fontaine Parry · 763 m01-051,453 sqftS$2,280,000S$1,569 psf×0.999S$1,567 psf
Feb 2026The Promenade@Pelikat · 948 m01-05915 sqftS$1,070,000S$1,169 psf×0.999S$1,168 psf
Feb 2026Palm Grove Condominium · 970 m01-051,410 sqftS$2,200,000S$1,560 psf×0.999S$1,558 psf
Feb 2026Sanctuary @ 813 · 910 m01-05893 sqftS$1,350,000S$1,511 psf×0.999S$1,509 psf
Feb 2026Gillenia · 793 m01-051,098 sqftS$1,530,000S$1,394 psf×0.999S$1,392 psf
Feb 2026The Tembusu · 447 m16-20936 sqftS$1,850,000S$1,976 psf×0.999S$1,973 psf
Feb 2026Trilive · 665 m11-151,163 sqftS$2,250,000S$1,935 psf×0.999S$1,933 psf
Jan 2026Palm Haven · 980 m01-051,098 sqftS$1,580,000S$1,439 psf×0.999S$1,438 psf
Jan 2026D'Zire · 673 m01-051,141 sqftS$1,680,000S$1,472 psf×0.999S$1,471 psf
Jan 2026Isuites @ Palm · 853 m01-051,216 sqftS$1,560,000S$1,283 psf×0.999S$1,281 psf
Jan 2026The Tembusu · 447 m16-201,023 sqftS$1,790,000S$1,750 psf×0.999S$1,749 psf
Nov 2025Kovana · 888 m01-051,421 sqftS$2,200,000S$1,548 psf×1.021S$1,580 psf
Nov 2025The Florentine · 289 m01-051,184 sqftS$1,680,000S$1,419 psf×1.021S$1,448 psf
Oct 2025Bliss@Kovan · 255 m01-05840 sqftS$1,450,000S$1,727 psf×1.021S$1,763 psf
Oct 2025The Tembusu · 447 m06-101,044 sqftS$2,240,000S$2,145 psf×1.021S$2,190 psf
Oct 2025Primo Residences · 913 m01-051,076 sqftS$1,408,000S$1,308 psf×1.021S$1,335 psf
Sept 2025Glasgow Residence · 841 m01-05883 sqftS$1,280,000S$1,450 psf×1.031S$1,495 psf
Sept 202521 Richards · 545 m01-051,055 sqftS$1,560,000S$1,479 psf×1.031S$1,524 psf
Aug 2025Fiorenza01-05840 sqftS$1,270,000S$1,513 psf×1.031S$1,559 psf
Aug 2025D'Pavilion · 994 m01-051,130 sqftS$1,640,000S$1,451 psf×1.031S$1,496 psf
Aug 2025The Tembusu · 447 m16-201,367 sqftS$3,000,008S$2,195 psf×1.031S$2,262 psf
Aug 2025Kovan Esquire · 808 m01-051,001 sqftS$1,560,000S$1,558 psf×1.031S$1,606 psf
Jul 2025The Tembusu · 447 m01-051,044 sqftS$2,210,000S$2,117 psf×1.031S$2,182 psf
Jul 2025The Florentine · 289 m01-051,184 sqftS$1,600,000S$1,351 psf×1.031S$1,393 psf
Jun 2025The Promenade@Pelikat · 948 m01-05969 sqftS$1,188,000S$1,226 psf×1.039S$1,274 psf
Jun 2025Palm Grove Condominium · 970 m01-051,302 sqftS$1,918,000S$1,473 psf×1.039S$1,530 psf
Jun 2025Rosyth Residence · 768 m01-051,023 sqftS$1,440,000S$1,408 psf×1.039S$1,463 psf
May 2025Fiorenza01-051,485 sqftS$2,220,000S$1,495 psf×1.039S$1,553 psf
May 2025Bliss@Kovan · 255 m01-051,249 sqftS$2,380,000S$1,906 psf×1.039S$1,981 psf
May 2025The Tembusu · 447 m11-151,044 sqftS$2,220,000S$2,126 psf×1.039S$2,209 psf
May 2025The Tembusu · 447 m01-051,216 sqftS$2,310,888S$1,900 psf×1.039S$1,974 psf
May 2025Kovan Crest · 780 m01-051,292 sqftS$1,760,000S$1,363 psf×1.039S$1,416 psf
May 2025The Bently Residences@Kovan · 895 m01-051,130 sqftS$1,860,000S$1,646 psf×1.039S$1,710 psf
Apr 2025The Promenade@Pelikat · 948 m01-05926 sqftS$1,100,000S$1,188 psf×1.039S$1,235 psf
Apr 2025Palm Grove Condominium · 970 m01-051,399 sqftS$2,100,000S$1,501 psf×1.039S$1,559 psf
Apr 2025Fontaine Parry · 763 m01-051,238 sqftS$2,000,000S$1,616 psf×1.039S$1,679 psf
Apr 2025Fontaine Parry · 763 m01-051,485 sqftS$2,080,000S$1,400 psf×1.039S$1,455 psf
Apr 2025Kovan Crest · 780 m01-051,087 sqftS$1,490,000S$1,371 psf×1.039S$1,424 psf
Mar 2025Fortune Park · 581 m06-10980 sqftS$1,310,000S$1,337 psf×1.050S$1,405 psf
Mar 2025The Florentine · 289 m01-051,184 sqftS$1,650,500S$1,394 psf×1.050S$1,464 psf
Feb 2025Pin Mansions · 103 m01-051,249 sqftS$1,790,000S$1,434 psf×1.050S$1,506 psf
Feb 2025Kovan Jewel · 847 m01-051,076 sqftS$2,406,800S$2,236 psf×1.050S$2,349 psf
Feb 2025Kovan Jewel · 847 m01-051,141 sqftS$2,448,800S$2,146 psf×1.050S$2,254 psf
Feb 2025Fortune Park · 581 m01-051,184 sqftS$1,780,000S$1,503 psf×1.050S$1,579 psf
Feb 2025Kovan Crest · 780 m01-051,238 sqftS$1,665,000S$1,345 psf×1.050S$1,413 psf
Jan 2025Breezy Mansions · 899 m01-051,012 sqftS$1,370,000S$1,354 psf×1.050S$1,422 psf
Jan 2025Bliss@Kovan · 255 m01-05926 sqftS$1,600,000S$1,728 psf×1.050S$1,815 psf
Jan 2025The Tembusu · 447 m16-201,378 sqftS$2,570,000S$1,865 psf×1.050S$1,959 psf
Jan 2025Fortune Park · 581 m06-101,270 sqftS$1,700,888S$1,339 psf×1.050S$1,407 psf
Jan 2025Fontaine Parry · 763 m01-051,238 sqftS$2,000,000S$1,616 psf×1.050S$1,697 psf
Jan 2025Trilive · 665 m01-05904 sqftS$1,628,000S$1,801 psf×1.050S$1,891 psf
Dec 2024Breezy Mansions · 899 m01-051,012 sqftS$1,360,000S$1,344 psf×1.054S$1,416 psf
Dec 2024Kovan Jewel · 847 m01-051,141 sqftS$2,511,900S$2,202 psf×1.054S$2,320 psf
Dec 2024Fontaine Parry · 763 m01-05915 sqftS$1,380,000S$1,508 psf×1.054S$1,589 psf
Dec 2024Fontaine Parry · 763 m01-05915 sqftS$1,400,000S$1,530 psf×1.054S$1,612 psf
Dec 2024Trilive · 665 m06-10883 sqftS$1,648,000S$1,867 psf×1.054S$1,967 psf
Nov 2024Palm Haven · 980 m01-051,356 sqftS$2,000,000S$1,475 psf×1.054S$1,554 psf
Nov 2024Palm Grove Condominium · 970 m01-051,389 sqftS$1,980,000S$1,426 psf×1.054S$1,502 psf
Nov 2024Bliss@Kovan · 255 m01-05840 sqftS$1,485,000S$1,769 psf×1.054S$1,864 psf
Nov 2024Kovan Jewel · 847 m01-051,141 sqftS$2,450,500S$2,148 psf×1.054S$2,263 psf
Nov 2024Kovan Jewel · 847 m01-051,141 sqftS$2,346,900S$2,057 psf×1.054S$2,167 psf
Nov 2024Fontaine Parry · 763 m01-05915 sqftS$1,380,000S$1,508 psf×1.054S$1,589 psf

How accurate is this estimate for Fiorenza?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

2.69% gross yield

S$48,600 of rent a year against the estimate above · 0.31 points below flats like it

Leases signed here within a quarter of this size run about S$4,050 a month, the middle of 6 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

SignedSizeBedsTypeRent a month
Q3 20261400-1500 sqft3Non-landed PropertiesS$5,000
Q3 20261400-1500 sqft2Non-landed PropertiesS$3,750
Q2 2026800-900 sqft2Non-landed PropertiesS$3,400
Q1 20261100-1200 sqft3Non-landed PropertiesS$4,300
Q1 20261100-1200 sqft3Non-landed PropertiesS$4,300
Q1 20261100-1200 sqft3Non-landed PropertiesS$3,800
Q1 20261100-1200 sqft3Non-landed PropertiesS$3,800
Q3 20251400-1500 sqft2Non-landed PropertiesS$4,000

median of 6 URA rental contracts at Fiorenza within a quarter of 110 sqm, since 2025Q4.

Buying or selling at S$1,809,537?

Buying: Stamp duty on S$1,809,537 · Cash and CPF needed on S$1,809,537 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,809,537.

Each opens with this figure filled in; change anything there.

Primary schools near 42 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Aug 2025
Fiorenza · 01-05 · Apartment
840 sqftS$1,270,000S$1,513 psf
May 2025
Fiorenza · 01-05 · Apartment
1,485 sqftS$2,220,000S$1,495 psf
Sept 2023
Fiorenza · 01-05 · Apartment
1,905 sqftS$2,500,000S$1,312 psf
Feb 2023
Fiorenza · 01-05 · Apartment
1,421 sqftS$1,790,000S$1,260 psf
Oct 2022
Fiorenza · 01-05 · Apartment
840 sqftS$1,150,000S$1,370 psf
Apr 2022
Fiorenza · 01-05 · Apartment
1,184 sqftS$1,480,000S$1,250 psf
Jan 2022
Fiorenza · 01-05 · Apartment
840 sqftS$1,050,000S$1,251 psf
Dec 2021
Fiorenza · 01-05 · Apartment
1,184 sqftS$1,430,000S$1,208 psf
Oct 2021
Fiorenza · 01-05 · Apartment
1,345 sqftS$1,752,000S$1,302 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.