Note · Cadastral-only recordThis address appears in the SLA polygon registry as a Semi-Detached House lot. It may have been redeveloped — no recent transactions are recorded. Check nearby URA condo projects.

LANDEDDistrict 19

85 FLORENCE ROAD

Details

Address: 85 FLORENCE ROAD
Lot size (sqft): 3630
Subtype: Semi-Detached House
District: 19

Upcoming MRT

0.9 km from Hougang (CRL Phase 1), opening 2030 · ~11 min walk

Serangoon North · 1.3 km · 2030Defu · 1.6 km · 2030

Relevant market insights

Price Action

Beds

Showing absolute price — area data unavailable for these transactions, so PSF cannot be computed.

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Transaction History

Beds

Size–sqft

Showing 0 of 0 total recorded transactions.

No transactions recorded for this property yet.

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

50 landed transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Price (SGD)	Area (sqft)	PSF
Jalan Tani	48 m	Apr 2026	Resale	$4,680,000	2,656	$1,762
Jalan Tani	48 m	Dec 2025	Resale	$3,800,000	2,184	$1,740
Florence Road	116 m	Mar 2025	Resale	$4,970,000	3,261	$1,524
Florence Road	116 m	Jan 2025	Resale	$3,850,000	1,623	$2,372
Jalan Tani	48 m	Dec 2022	Resale	$4,000,000	1,983	$2,017
32 Jalan Tani	67 m	Sep 2022	Resale	$3,800,000	2,571	$1,478
26 Jalan Tani	36 m	06-05-2021	Resale	$5,380,000	5,256	$1,024
33 Jalan Tani	101 m	12-04-2021	Resale	$5,790,000	3,778	$1,533
28b Jalan Tani	44 m	27-11-2020	Resale	$2,750,000	1,840	$1,495
22 Jalan Tani	73 m	25-07-2019	Resale	$13,561,370	16,338	$830
32b Jalan Tani	57 m	27-06-2013	Resale	$2,630,000	2,280	$1,154
36 Jalan Arif	107 m	17-06-2013	Resale	$3,150,000	6,812	$462
33 Jalan Tani	101 m	13-05-2013	Resale	$3,750,000	3,778	$993
32 Jalan Tani	67 m	08-11-2012	Resale	$2,675,000	2,571	$1,040
21 Jalan Tani	83 m	28-06-2011	Resale	$3,000,000	4,519	$664
17 Jalan Tani	115 m	09-05-2011	Resale	$1,980,000	1,983	$998
81 Florence Road	27 m	08-06-2010	Resale	$3,800,000	5,399	$704
32 Jalan Tani	67 m	17-05-2010	Resale	$1,810,000	2,571	$704
81 Florence Road	27 m	18-01-2010	Resale	$3,250,000	5,399	$602
71 Florence Road	93 m	12-01-2010	Resale	$1,520,000	2,372	$641

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of 85 FLORENCE ROAD. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Actual= booked supply only — real resale caveats coming off their seller’s stamp duty (SSD) holding period (3 or 4 years, by purchase date) plus GLS-awarded new launches. Every figure is a recorded transaction or an awarded parcel: what is genuinely on the SSD/MOP clock today. The demand:supply ratio (top row) is computed on this booked supply.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

MOP estimated as HDB completion year + 5 (standard scheme); +10 for Plus/Prime/PLH blocks. Able-to-sell figure nets out resale transactions in the last 5 years (those buyers' own MOP restarted). haio estimate — not guaranteed to reflect individual flat eligibility.

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West Sun Exposure

When direct sun lands on a West-facing window at 85 FLORENCE ROAD, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:14 pm (5 h 12 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-10: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

85 FLORENCE ROAD has no recent sale transactions to estimate a price from, so the explorer starts at a standard default budget — drag to explore what a budget buys across Singapore.

Nearby Condos

40 within 1 km

Lowest

$1,276

psf

Average

$1,559

psf

Highest

$1,927

psf

This propertyNearby condo


139 m	The Florentine	—	2011	$1,373
160 m	The Florence Residences	LH	2024	$1,818
185 m	Isuites @ Tani	FH	2012	$1,554
334 m	Pin Mansions	FH	1992	$1,486
342 m	Simonville	FH	1984	—
355 m	D'Zire	FH	2014	$1,511
362 m	People'S Garden	FH	—	—
377 m	Onerobey	FH	2014	$1,558
379 m	Summer Scent	FH	2012	$1,276
435 m	Fiorenza	FH	2011	$1,504

Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.

Primary Schools Within 1 km / 2 km

Xinmin Primary School≤ 1 km500 m
Montfort Junior School≤ 1 km840 m
Holy Innocents' Primary School≤ 1 km990 m
Yio Chu Kang Primary School1–2 km1.17 km
Hougang Primary School1–2 km1.21 km
Xinghua Primary School1–2 km1.21 km
Rosyth School1–2 km1.29 km
CHIJ Our Lady Of The Nativity1–2 km1.52 km
Punggol Primary School1–2 km1.54 km
Zhonghua Primary School1–2 km1.9 km
Palm View Primary School1–2 km1.94 km

Straight-line (“as the crow flies”) distances per MOE’s official P1 registration method, measured from this property’s registered coordinates — not from a specific unit. Distance sets priority within each registration phase; balloting still applies — see MOE’s P1 registration rules.

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