District 19 · Hougang · OCR
Kovan Grandeur
Tampines Road · Apartment · 99 yrs lease commencing from 2010
Current PSF
$1,412
-8.8% vs district median
Gross yield
5.4%
median rent $2,600/mo
3-year gain
-4.1%
Transactions · 5y
35
7 in last 12 months
Nearest MRT
Kovan Mrt Station · 771.807m
NEL
Future MRT
Defu Mrt Station
CRL · 2030
Vs local HDB
+132% premium
HDB median $608 psf
Area income
$8,500/mo median
residential zone
En-bloc potential31 / 100
16 years old · composite of plot use, age, tenure, value gap & size
Lease decay83 years left
worth 92.2%of freehold today (Bala’s Table) · loses ~4.7pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
14%
PSF dispersion within project
The neighbourhood
P1 ring
Xinghua Primary School 362m · Phase 2C 0.3× · Holy Innocents' Primary School 725m · Phase 2C 2.4× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Yuying Secondary School · 446m
Food
Hougang Street 21 Blk 209 (Kovan Hougang Market And Food Centre) · 685m - 2 hawker centres within 1km
Green
Realty Park · 806m - 3 parks within 1km
Mall
Heartland Mall-Kovan · 770m
Health
Hougang Polyclinic (polyclinic) · 1.1km
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
$1,379
2022
$1,303
-5.5%
2023
$1,466
+12.5%
2024
$1,187
-19%
2025
$1,473
+24.1%
2026
$1,406
-4.5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,300/mo | $6.57 | 5.6% | 30 |
| 2BR | $3,000/mo | $5.45 | 4.6% | 41 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $840,000 | 570 | $1,472 | 01-05 |
| May 2026 | $1,000,000 | 915 | $1,093 | 01-05 |
| Mar 2026 | $640,000 | 388 | $1,652 | 01-05 |
| Dec 2025 | $950,000 | 915 | $1,038 | 01-05 |
| Nov 2025 | $639,088 | 388 | $1,649 | 01-05 |
| Oct 2025 | $820,000 | 570 | $1,437 | 01-05 |
| Aug 2025 | $663,800 | 431 | $1,542 | 01-05 |
| Jul 2025 | $840,000 | 570 | $1,472 | 01-05 |
| Apr 2025 | $642,500 | 388 | $1,658 | 01-05 |
| Mar 2025 | $815,000 | 570 | $1,429 | 01-05 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Kovan Grandeur actually sell for - this project trades at 2.7× the nearest block’s PSF.