District 19 · Hougang · OCR
Kovan Melody
Kovan Road · Condominium · 99 yrs lease commencing from 2004
Current PSF
$1,784
+15.2% vs district median
Gross yield
2.8%
median rent $5,050/mo
3-year gain
20.8%
Transactions · 5y
117
18 in last 12 months
Nearest MRT
Kovan Mrt Station · 131.858m
NEL
Future MRT
Hougang Mrt Station
CRL · 2030
Vs local HDB
+193% premium
HDB median $608 psf
Area income
$8,500/mo median
residential zone
En-bloc potential30 / 100
22 years old · composite of plot use, age, tenure, value gap & size
Lease decay77 years left
worth 89.5%of freehold today (Bala’s Table) · loses ~5.3pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+2.8%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
6%
PSF dispersion within project
The neighbourhood
P1 ring
Nps International School (Primary Campus) 729m · Xinghua Primary School 751m · Phase 2C 0.3× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Yuying Secondary School · 788m
Food
Hougang Street 21 Blk 209 (Kovan Hougang Market And Food Centre) · 280m - 2 hawker centres within 1km
Green
Richards Ave Pk · 196m - 7 parks within 1km
Mall
Heartland Mall-Kovan · 170m
Health
Hougang Polyclinic (polyclinic) · 1.2km
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
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,771 psf - 6% above units on floors 1–5 ($1,673 psf).
Price trend average PSF by year
2021
$1,237
2022
$1,324
+7%
2023
$1,487
+12.3%
2024
$1,662
+11.8%
2025
$1,752
+5.4%
2026
$1,797
+2.6%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $4,000/mo | $4.21 | 2.8% | 128 |
| 3BR | $5,000/mo | $4.00 | 2.7% | 269 |
| 4BR | $5,800/mo | $4.00 | 2.7% | 46 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,680,000 | 1,410 | $1,901 | 11-15 |
| Jun 2026 | $2,380,000 | 1,292 | $1,843 | 06-10 |
| May 2026 | $2,360,000 | 1,216 | $1,940 | 16-20 |
| May 2026 | $2,200,000 | 1,227 | $1,793 | 06-10 |
| May 2026 | $1,528,000 | 904 | $1,690 | 01-05 |
| Apr 2026 | $2,398,000 | 1,227 | $1,954 | 11-15 |
| Apr 2026 | $1,680,000 | 1,055 | $1,593 | 01-05 |
| Mar 2026 | $2,800,000 | 1,518 | $1,845 | 16-20 |
| Mar 2026 | $2,738,000 | 1,690 | $1,620 | 01-05 |
| Mar 2026 | $1,618,888 | 904 | $1,790 | 11-15 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Kovan Melody actually sell for - this project trades at 2.5× the nearest block’s PSF.