Why District 19?
District 19 (Hougang, Punggol, Sengkang, Serangoon) has evolved from a sleepy residential belt into a high-growth corridor. The primary catalyst is the Cross Island Line (CRL), which will transform Hougang into a major interchange. D19 offers a "sweet spot" of affordability compared to the Core Central Region (CCR), while offering significant upside potential due to infrastructure development and decentralization.
D19 Price Evolution (PSF)
Average PSF growth trend over the last 5 years, highlighting the resilience of the region.
Key Takeaway: Steady upward trajectory driven by new launches setting new price benchmarks.
The Florence Residences
The Mega-Club Condo
- 🏢Scale Advantage1,410 units allow for low maintenance fees and massive facilities (128 total).
- 🚆ConnectivityWalk to Hougang MRT (NE Line) & Future CRL Interchange.
- 📈PerformanceLaunched ~$1,450 psf (2019). Current resale avg ~$1,850+ psf. Significant paper gains for early entrants.
Volume Play & Infrastructure Growth
Chuan Park (New Launch)
The Location Premium
- 📍Prime LocationDoorstep to Lorong Chuan MRT (Circle Line). 1 stop to NEX/Serangoon.
- 💎Scarcity FactorLack of new major launches in the immediate Lorong Chuan vicinity for years.
- 💰Entry PriceEstimated launch >$2,600 psf. Higher entry but potential for "first-mover" in a refreshed precinct.
Scarcity & Convenience Premium
Entry Price Comparison (PSF)
Comparing historical launch prices vs. estimated new launch benchmarks.
Attribute Scoring
Relative strengths of the two developments.
Risk Assessment
Critical FactorsPolicy Risk
Additional Buyer's Stamp Duty (ABSD) hikes dampening foreign investment and investor demand, potentially slowing resale velocity.
Interest Rates
"Higher for longer" interest rate environment increases holding costs, impacting net rental yields and buyer affordability.
Supply Glut
With several mega-developments in D19 (e.g., Riverfront, Affinity, Florence) hitting TOP around the same time, rental competition is fierce.
Future Catalysts Timeline
2024-2025
The Chuan Park Launch. Sets a new pricing benchmark for the district, potentially pulling up resale prices of surrounding older condos.
2030 (Estimated)
Cross Island Line (Phase 1) Completion. Hougang becomes a major interchange, significantly boosting connectivity for Florence Residences.
2030+
Paya Lebar Airbase Relocation. Long-term removal of height restrictions and redevelopment of the area, benefiting the wider D19 region.