District 19 · Hougang · OCR
Kovan Jewel
Kovan Road · Apartment · Freehold
Current PSF
$2,283
+47.5% vs district median
Gross yield
2.5%
median rent $3,500/mo
3-year gain
8.2%
Transactions · 5y
19
1 in last 12 months
Nearest MRT
Kovan Mrt Station · 519.826m
NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+276% 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
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
3%
PSF dispersion within project
The neighbourhood
P1 ring
Nps International School (Primary Campus) 311m · Paya Lebar Methodist Girls' School (Primary) 936m · Phase 2C 1.2× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Paya Lebar Methodist Girls' School (Secondary) · 881m
Food
Hougang Street 21 Blk 209 (Kovan Hougang Market And Food Centre) · 575m
Green
Richards Ave Pk · 363m - 7 parks within 1km
Mall
Heartland Mall-Kovan · 497m
Health
Serangoon 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 launch, by the record
developer sales + new-sale caveats · URA - the numbers a brochure won’t print
Sold to date
19 / 34
56% taken up · 25 '12
Median price
$0k
$0k–$0k band
Unit sizes sold
1076 sqft
624–2153 sqft range
Still available
15
units unsold
Take-up over time · cumulative units sold
What actually sold · by strata size (sqft)
624–879
4
879–1134
6
1134–1389
8
1389–1644
0
1644–1899
0
1899–2153
1
Price trend average PSF by year
2022
$2,126
2023
$2,111
-0.7%
2024
$2,129
+0.9%
2025
$2,222
+4.4%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,100/mo | $4.77 | 2.5% | 3 |
| 3BR | $4,800/mo | $4.57 | 2.4% | 3 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Sept 2025 | $1,425,000 | 624 | $2,283 | 01-05 |
| Feb 2025 | $2,448,800 | 1,141 | $2,146 | 01-05 |
| Feb 2025 | $2,406,800 | 1,076 | $2,236 | 01-05 |
| Dec 2024 | $2,511,900 | 1,141 | $2,202 | 01-05 |
| Nov 2024 | $2,450,500 | 1,141 | $2,148 | 01-05 |
| Nov 2024 | $2,346,900 | 1,141 | $2,057 | 01-05 |
| Aug 2024 | $2,445,500 | 1,141 | $2,143 | 01-05 |
| Aug 2024 | $2,398,000 | 1,076 | $2,228 | 01-05 |
| Aug 2024 | $1,548,000 | 721 | $2,146 | 01-05 |
| Jul 2024 | $2,357,700 | 1,076 | $2,190 | 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 Jewel actually sell for - this project trades at 3.1× the nearest block’s PSF.