District 19 · Hougang · OCR
Bliss@Kovan
Simon Lane · Condominium · Freehold
Current PSF
$1,557
+0.6% vs district median
Gross yield
3.4%
median rent $3,500/mo
3-year gain
5.0%
Transactions · 5y
29
4 in last 12 months
Nearest MRT
Kovan Mrt Station · 381.801m
NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+156% premium
HDB median $608 psf
Area income
$8,500/mo median
residential zone
En-bloc potential31 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
+3.3%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
18%
PSF dispersion within project
The neighbourhood
P1 ring
Nps International School (Primary Campus) 916m · Xinmin Primary School 942m · Phase 2C 1.6× balloted · Xinghua Primary School 944m · Phase 2C 0.3× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Yuying Secondary School · 1.0km
Food
Hougang Street 21 Blk 209 (Kovan Hougang Market And Food Centre) · 541m
Green
Parry Ave Interim Pk · 294m - 8 parks within 1km
Mall
Heartland Mall-Kovan · 451m
Health
Hougang Polyclinic (polyclinic) · 951m
Who lives in Hougang
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
227,560
Median age
43 yrs
46% under 40 · getting older
Children 0–9
18,560
▲ 1% since 2015 · future P1 demand
Household size
3.3 avg
Homes
75% HDB
13% condo · 10% landed
Degree holders
29%
residents 15+
Commute
59% transit
21% drive
45 min+ to work
30%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Price trend average PSF by year
2021
$1,447
2022
$1,350
-6.7%
2023
$1,569
+16.2%
2024
$1,535
-2.2%
2025
$1,541
+0.4%
2026
$1,648
+6.9%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,800/mo | $5.09 | 3.9% | 70 |
| 2BR | $3,500/mo | $3.68 | 2.8% | 52 |
| 3BR | $4,650/mo | $3.72 | 2.9% | 40 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $875,000 | 527 | $1,659 | 01-05 |
| Mar 2026 | $2,150,000 | 1,313 | $1,637 | 01-05 |
| Dec 2025 | $2,620,000 | 2,174 | $1,205 | 01-05 |
| Oct 2025 | $1,450,000 | 840 | $1,727 | 01-05 |
| May 2025 | $2,380,000 | 1,249 | $1,906 | 01-05 |
| Apr 2025 | $2,530,000 | 2,217 | $1,141 | 01-05 |
| Jan 2025 | $1,600,000 | 926 | $1,728 | 01-05 |
| Nov 2024 | $1,485,000 | 840 | $1,769 | 01-05 |
| Nov 2024 | $940,000 | 592 | $1,588 | 01-05 |
| Sept 2024 | $2,528,888 | 2,174 | $1,163 | 01-05 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Bliss@Kovan actually sell for - this project trades at 2.8× the nearest block’s PSF.