Florence Gardens
Project page · 947-year lease from 1934
Based on 27 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
Valued at 1,623 sqft of land, typical for Florence Gardens. Houses differ widely in land and built-up area, so enter yours below for your own range.
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 | Da Silva Villas · 373 m | - | 1,747 sqft | S$4,560,000 | S$2,610 psf | ×1.000 | S$2,610 psf |
| Sept 2026 | Palm Grove Terrace · 937 m | - | 1,735 sqft | S$4,750,000 | S$2,738 psf | ×1.000 | S$2,738 psf |
| Jul 2026 | Landed, Flower Road · 920 m | - | 1,535 sqft | S$3,530,000 | S$2,300 psf | ×1.000 | S$2,300 psf |
| Jul 2026 | Landed, Simon Lane · 190 m | - | 1,602 sqft | S$6,280,000 | S$3,921 psf | ×1.000 | S$3,921 psf |
| Jun 2026 | Parry Park · 764 m | - | 1,679 sqft | S$4,300,000 | S$2,561 psf | ×1.000 | S$2,561 psf |
| Mar 2026 | People's Garden · 482 m | - | 1,843 sqft | S$5,000,000 | S$2,713 psf | ×0.999 | S$2,710 psf |
| Mar 2026 | Parry Park · 764 m | - | 1,680 sqft | S$4,250,000 | S$2,529 psf | ×0.999 | S$2,527 psf |
| Mar 2026 | Landed, Poh Huat Road · 354 m | - | 1,700 sqft | S$4,068,000 | S$2,393 psf | ×0.999 | S$2,391 psf |
| Mar 2026 | Landed, Kovan Road · 967 m | - | 1,713 sqft | S$4,730,000 | S$2,762 psf | ×0.999 | S$2,759 psf |
| Feb 2026 | Jade Vine Gardens · 450 m | - | 1,724 sqft | S$3,750,000 | S$2,175 psf | ×0.999 | S$2,172 psf |
| Jan 2026 | Landed, Simon Lane · 190 m | - | 1,528 sqft | S$2,650,000 | S$1,734 psf | ×0.999 | S$1,732 psf |
| Dec 2025 | Florence Grove · 388 m | - | 1,751 sqft | S$3,468,000 | S$1,980 psf | ×1.021 | S$2,021 psf |
| Dec 2025 | Landed, Lim Ah Pin Road · 123 m | - | 1,618 sqft | S$4,900,000 | S$3,029 psf | ×1.021 | S$3,092 psf |
| Dec 2025 | Landed, Simon Road · 343 m | - | 1,443 sqft | S$3,368,000 | S$2,333 psf | ×1.021 | S$2,382 psf |
| Nov 2025 | Landed, Simon Road · 343 m | - | 1,445 sqft | S$4,300,000 | S$2,977 psf | ×1.021 | S$3,038 psf |
| Oct 2025 | Parry Park · 764 m | - | 1,606 sqft | S$4,038,888 | S$2,515 psf | ×1.021 | S$2,567 psf |
| Aug 2025 | Landed, Simon Walk · 412 m | - | 1,717 sqft | S$4,298,000 | S$2,503 psf | ×1.031 | S$2,581 psf |
| Jul 2025 | Parry Park · 764 m | - | 1,686 sqft | S$3,848,888 | S$2,283 psf | ×1.031 | S$2,354 psf |
| Jun 2025 | Fortuna Gardens · 407 m | - | 1,761 sqft | S$3,700,000 | S$2,101 psf | ×1.039 | S$2,183 psf |
| May 2025 | Silver Hill · 912 m | - | 1,644 sqft | S$3,890,000 | S$2,367 psf | ×1.039 | S$2,459 psf |
| May 2025 | Landed, Simon Road · 343 m | - | 1,447 sqft | S$5,330,000 | S$3,684 psf | ×1.039 | S$3,828 psf |
| Mar 2025 | Parryville · 539 m | - | 1,819 sqft | S$4,100,000 | S$2,254 psf | ×1.050 | S$2,367 psf |
| Feb 2025 | People's Garden · 482 m | - | 1,840 sqft | S$3,695,000 | S$2,009 psf | ×1.050 | S$2,110 psf |
| Jan 2025 | Florence Gardens | - | 1,623 sqft | S$3,850,000 | S$2,372 psf | ×1.050 | S$2,491 psf |
| Jan 2025 | Palm Grove Terrace · 937 m | - | 1,633 sqft | S$4,020,000 | S$2,462 psf | ×1.050 | S$2,586 psf |
| Dec 2024 | Landed, Kovan Road · 967 m | - | 1,849 sqft | S$4,108,888 | S$2,222 psf | ×1.054 | S$2,341 psf |
| Dec 2024 | Landed, Kovan Road · 967 m | - | 1,767 sqft | S$4,250,000 | S$2,405 psf | ×1.054 | S$2,534 psf |
How accurate is this estimate for Florence Gardens?
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 house earns against what it costs, set beside what homes like it earn.
0.87% gross yield
S$35,743 of rent a year against the estimate above · 0.92 points below flats like it
No lease here was signed at this size, so the rent comes from what the 2 leases at this project fetch per square foot, which is about S$2,979 a month at this size.
In outside the central region, freehold houses yield 1.79%, from 668 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 | 3000-3500 sqft | — | Terrace House | S$5,900 |
| Q1 2026 | 3000-3500 sqft | — | Terrace House | S$6,000 |
2 URA rental contracts at Florence Gardens since 2025Q4, a median of S$1.83 psf a month on 150.8 sqm.
Buying or selling at S$4,101,166?
Buying: Stamp duty on S$4,101,166 · Cash and CPF needed on S$4,101,166 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$4,101,166.
Each opens with this figure filled in; change anything there.
Primary schools near 66d 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 · 614 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Holy Innocents' Primary School · 781 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Montfort Junior School (boys) · 831 m · no 2025 Phase 2C ballot
- Xinghua Primary School · 928 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Yio Chu Kang Primary School · 1,269 m · no 2025 Phase 2C ballot
- Hougang Primary School · 1,349 m · no 2025 Phase 2C ballot
- Rosyth School · 1,402 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Our Lady of the Nativity (girls) · 1,487 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Paya Lebar Methodist Girls' School (Primary) (girls) · 1,567 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Punggol Primary School · 1,571 m · no 2025 Phase 2C ballot
- Zhonghua Primary School · 1,700 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,998 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Mar 2025 | Florence Gardens · Terrace | 3,261 sqft | S$4,970,000 | S$1,524 psf |
| Jan 2025 | Florence Gardens · Terrace | 1,623 sqft | S$3,850,000 | S$2,372 psf |
| Jan 2022 | Florence Gardens · Terrace | 1,623 sqft | S$2,600,000 | S$1,602 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | Florence Gardens · 3000-3500 sqft · Terrace House | S$5,900 | S$1.82 psf |
| Q1 2026 | Florence Gardens · 3000-3500 sqft · Terrace House | S$6,000 | S$1.85 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.